THE IMPACT OF PLANNING ADMINISTRATIVE STRUCTURE OF TOWN PLANNING AUTHORITIES ON DEVELOPMENT CONTROL IN ENUGU METROPOLIS

BY

IKEJIDE, CHARLES NWOBODO

PG/MURP/07/46818

PRESENTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTERS IN URBAN

AND REGIONAL PLANNING (MURP)

DEPARTMENT OF URBAN AND REGIONAL PLANNING FACULTY OF ENVIRONMENTAL STUDIES UNIVERSITY OF

NIGERIA ENUGU CAMPUS

SUPERVISOR

ASSOC. PROF. ARC. K.O. EFOBI

FEBRUARY, 2011

i

THE IMPACT OF PLANNING ADMINISTRATIVE STRUCTURE OF TOWN PLANNING AUTHORITIES ON DEVELOPMENT CONTROL IN ENUGU METROPOLIS

BY

IKEJIDE, CHARLES NWOBODO

PG/MURP/07/46818

PRESENTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTERS IN

URBAN AND REGIONAL PLANNING (MURP)

DEPARTMENT OF URBAN AND REGIONAL PLANNING FACULTY OF ENVIRONMENTAL STUDIES UNIVERSITY OF

NIGERIA ENUGU CAMPUS

SUPERVISOR

ASSOC. PROF. ARC. K.O. EFOBI

FEBRUARY, 2011

ii

TITLE PAGE THE IMPACT OF PLANNING ADMINISTRATIVE

STRUCTURE OF TOWN PLANNING AUTHORITIES

ON DEVELOPMENT CONTROL IN ENUGU

METROPOLIS

iii

CERTIFICATION PAGE This is to certify that Ikejide Charles Nwobodo with registration number

PG/MURP/07/46818 was a Postgraduate Student of the Department of Urban and Regional

Planning of the University of Nigeria. He has satisfactorily completed the requirements

for the award of Masters in Urban and Regional Planning.

This Project embodies an original work and has not to the best of our knowledge been

submitted in part or wholly for award of any other degree of this or any other university.

………………………………… ………………………… Assoc. Prof. K.O Efobi Prof. (Mrs) J.U. Ogbazi (Supervisor) (Head of Department) ……………………………………. .. ……………………….. Prof. F.I. Okeke Prof. John Obot (Chairman, Faculty of Environmental (External Examiner) Studies Postgraduate Committee)

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iii

APPROVAL PAGE

This Dissertation has been approved for the Department of Urban and Regional Planning of the University of Nigeria

………………………………… . ……………………. Assoc. Prof. K.O Efobi Prof. (Mrs) J.U. Ogbazi (Supervisor) (Head of Department) ………………………………... ……………………… Prof. F.I. Okeke Prof. E.E. Chigbu (Chairman, Faculty of Environmental (Dean, School of Studies Postgraduate Committee) Postgraduate Studies)

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DEDICATION PAGE

This work is dedicated to the God Almighty Who has made it possible for me to attain this level.

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ACKNOWLEDGEMENT

I must start by registering my appreciation and thanks to the Federal

Government of Nigeria for giving me scholarship for this programme. Even

though I missed the financial attachment of the scholarship, I feel recognized

and encouraged.

Now, my gratitude goes to my lecturers of the Department of Urban and

Regional Planning School of Postgraduate Studies especially Assoc. Prof.

Architect/Town planner K.O Efobi (my able supervisor), who meticulously

guided me through this research work. I wish to thank Prof. (Mrs.) J.U.

Ogbazi, the Head of Department, Prof. L.C. Umeh and Prof. H.C. Mba who

gave words of motivation and advice. I can’t forget Mr. B.D. Umoh, Mr.

Victor Onyebueke, Dr. K. Ogboi, Mr. Andy Okosun and Dr. (Mrs.) U.

Jiburum who helped me in the course of this study. I must not fail to thank,

Dr. Obinna Ubani who I had to give a lot of inconveniences because of this

work.

Not to be left out are my loving wife, Nkechinyere Felicitas and Nneoma, my

niece, for all their understanding and support as I moved up and down for this

research work.

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TABLE OF CONTENT

Title Page ii Approval Page iii Certification Page iv Dedication Page v Acknowledgement Page vi Table of Contents vi List of Tables x List of Figures xii Abstract xiv CHAPTER ONE: INTRODUCTION 1.10 Background of the study 1 1.20 Statement of the problem 3 1.30 Goal and Objectives of the study 4 1.40 Research Questions 5 1.50 statement Hypothesis 6 1.60 Scope of the study 6 1.70 Limitations of the study 6 1.80 Significance 7 1.90 Definition 8 CHAPTER TWO: THEORETICAL FRAMEWORK/LITERATURE REVIEW 2.1 Introduction 9 2.2 Tools for Enforcing Development Control 10 2.3 Development Control under the 1946 Town and Country Planning Law (TCPL) 12 2.4 Development Control under the 1992 Urban and Regional Planning Law 13 2.5.1 Roles of Government in Planning Administration 16 2.5.2 Problems of Planning Administration 19 2.5.3 Planning Administration at Federal Level 27 2.5.4 Development Control, Contravention and Plan Implementation 29 CHAPTER THREE: THE STUDY AREA (ENUGU METROPOLIS)

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3.1 Historical Background of Enugu 33 3.2 Location and Boundaries 34 3.3 Climate and Vegetation 35 3.4 Topography and Soil 35 3.5 Land Use Development and Pattern 37 3.6 Transport Problem (Management) in Enugu 42 3.7 Population and Labour Force 44 3.8 Town Planning Administration in Enugu Metropolis 47 CHAPTER FOUR: METHODS AND PROCEDURES 4.10 Sources of Data 50 4.11 Secondary sources 50 4.12 Primary sources 51 4.30 Population of the study 52 4.40 Sampling Techniques and sample size 53 4.50 Description of instrument used in data collection 55 4.60 Description of the analytical techniques used 56 CHAPTER FIVE: DATA PRESENTATION, ANALYSIS AND FINDINGS 5.10 Presentation of data 58 5.20 Length of Time for The Development 65 5.30 Distribution and return of questionnaires ( town planning officers) 78 5.40 influence of adiminstration structure on rate of compliance 91 5.50 Discussion 95 5.60 Summary of Findings 100 CHAPTER SIX: RECOMMENDATIONS AND CONCLUSION 6.10 Recommendations 104 6.20 Conclusion 107 REFERENCES 110 APPENDICES 114 Appendix I: Developers’ questionnaires 114 Appendix II:Town Planners’ questionnaires 119 Appendix III: Result of the test of hypothesis 124

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LIST OF TABLES

Table 3.1 Projected Population for Enugu from 1991-2010 46 Table 4.1 Showing Questionnaires Distribution 54 Table 5.1 Distribution and Return of Questionnaires 59 Table 5.11: Sex Distribution 60 Table 5.3 Shows the Occupation Type 61 Table 5.4 Shows the Breakdown of the Age Distribution 62 Table 5.5 Shows the Monthly Income of the developers 63 Table 5.6 Shows the length of Development 65 Table 5.7 Shows the Options of the Approved Building 66 Table 5.8 Showing the Harassment 68 Table 5.9 Shows the Way it is being Handled 68 Table 5.10 Showing Thugs’ Identification 70 Table 5.11 Showing Plan Amendment 71 Table 5.12 Showing Reasons for Amendment 71 Table 5.13 Shows the Breakdown on Approval for Amendment 74 Table 5.14 Shows Type of Land use Amended to 76 Table 5.15 Shows the Different Views of Developers 77 Table 5.16 Distribution and Return of Questionnaires to Planners 78 Table 5.17 Sex Distribution of the Respondents 79 Table 5.18 Ages of the Respondents 81 Table 5.19 Respondents Level of Education 83 Table 5.20 Factors Militating Against Effective Development Control Activity 86 Table 5.21 Average response on the Administrative Structure Influence on compliance rate by developers (in percentage) 89 Table 5.22 Assessment of Influence of Administrative Structure on the rate of compliance 91 Table 5.23 Values used for the Analysis 94

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LIST OF FIGURES Figure 3.1 Map of Nigeria showing Enugu State 34 Figure 3.2 The L.G.As and the Senatorial Zones of Enugu State 36 Figure 3.3 Town Planning Administrative Structure in Enugu Metropolis 48 Figure 5.1 Distribution and Return of Questionnaires 59 Figure 5.2 The Breakdown of the Sex Distribution 60 Figure 5.3 The Occupation Type 61 Figure 5.4 Shows the Breakdown of the Age Distribution 62 Figure 5.5: Shows the Monthly Income 64 Figure 5.6: Shows the Length of Time for Development 65 Figure 5.7: Shows the Options of the Approved Building 67 Figure 5.8: Shows the way it is being Handled 69 Figure 5.9: Showing Thugs’ Identification 70 Figure 5.10: Showing Plan Amendment 72 Figure 5.11 Showing Reasons for Amendment 74 Figure 5.12: Shows the Breakdown on Approval for Amendment 74 Figure 5.13: Sex Distribution of the Respondents 80 Figure 5.14 Ages of Respondents 81 Figure 5.15 Respondents Level of Education 83 Figure 5.16 Factors militating Against Effective Development Control Activity 86 Figure 5.17 Average Response on the Administrative Structure Influence on Compliance rate by Developers 90 Figure 6.10 Recommended Town Planning Administrative Structure 105

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ABSTRACT In Enugu Metropolis, development control functions have been unimaginably uncoordinated. People who should not have anything doing with Town Planning are from time to time found at developers’ sites behaving as if they are staff from Town Planning Authority office. This anormally has been arguably attributed to some defects in the administrative set-up of the development control machineries. The aim of this research is to assess the impact of the planning administrative structure of the development control machineries (planning authorities) in Enugu Metropolis on development conformities with a view to suggesting a more efficient and effective development control machineries in the study area. To direct the course of the research, three research questions, and one hypothesis were formulated. The data for the study were collected through the secondary and primary sources. The hypothesis was tested using secondary data. The statistical tools employed in the research were Chi-square, percentages, graphs and charts. This study revealed that due t the lapses in the planning administrative structure of the authorities, the rate of non-compliance to planning standards by the developers in the area is high. The result of the hypothesis further indicates that the perception of the planning officials on the influence of the planning administrative structure on the rate of non-compliance to planning standards are significantly related across the various planning authorities in the study area (X2 = 18.09, p.sig = 0.04, p < 0.05). The study identified eight factors that influence contravention rate in the area. These include corruption amongst officials, weak financial position of the planning authorities, ignorance of developers to planning standards, inadequate qualified planning personnel in the various planning authorities, persistent political interference and lack of political will by the planning officers, delay in obtaining planning permission, encouragement of touts by some political executives in the activities of town planning and finally the restrictive planning and building regulations. It is imperative to review the planning administrative structure that gave political chief executives the chance to mess up the planning profession in the authority area and beyond.

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CHAPTER ONE: INTRODUCTION

1.1 Background of the Study

Administration of physical planning has been the responsibility of all

the three tiers of government in Nigeria over the years. The extent of

involvement of each level of government is dictated by the operations of the

various town and country planning legislation as well as the nation’s

constitution. The fact is that the operations of the legislation differed among

the regions and between the state and the federal governments.

Towns like Port Harcourt, Aba, Minna, Jos and Kaduna and Enugu have

experienced extensive physical and infrastructural developments. These

developments have been under the application of early Town and Country

Planning Ordinance that had national jurisdiction such as the township

Ordinance No. 29 of 1917, the 1959 Town and Country Planning Ordinance,

and the recent 1992 Urban and Regional Planning law. The applicability of

these laws plus a reasonable increase in the number of Town Planning

Authorities in the metropolis were all meant to re-enforce the control of

physical development in the city. The 1992 Planning law further ensured that

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the administration of physical planning in the country is the responsibility of

all the tiers of government. The law provides for the establishment of a

National Urban and Regional Planning Commission, a State Urban and

Regional Planning Board and a Local Planning Authority at the federal, state

(and the federal capital Territory, Abuja) and local government levels

respectively. These bodies and their levels are for the purpose of the

initiation, preparation and implementation of the physical development plans

(s.5) and overall administration of physical planning.

In Enugu metropolis, there are some established planning authorities

which have their administrative structure. The authorities have a politically

appointed/elected local government chairman as their overall chairman; other

executive administrative members include the town planner, a town engineer,

a health officer, etc. In recent times, the composition of this structure has had

much influence in the implantation of planning standards and controls in

Enugu metropolis. This is explainable where the views of the town planner in

the authority are stampeded. Some authority executives have been accused of

abetting impersonation – incidences of “political party boys”, who parade as

workers of Town Planning Authority, visiting building sites of developers to

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extort money from unsuspecting developers; and usurpation of development

control functions.

Thus, the administrative structure of the development control machineries in

Enugu arguably has some influence on the implantation of development

activities in the study area, and this forms the thrust of the study.

1.2 Statement of the Problem:

In Enugu Metropolis, Development Control functions have been

unimaginably corrupted. People who should not have anything doing with

Town Planning activities are from time to time found at developers’ sites

behaving as if they are staff from Town Planning Authority office. This act

has been arguably attributed to some weak administrative set-up of the

development control machineries.

In Enugu, the problems of political thugs impersonating as town planning

staff; constant delay in the processing of development permit; illegal

attachment of structures to existing ones; and incidences of collapse building,

have been linked to the administrative composition of the planning

authorities. This situation creates the impression that the Town Planners in the

area are not really in charge. Or, that the development control machinery is

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not effective enough. This linking has primarily been based on speculations

and is devoid of any empirical backing. The problem of this study hinges on

the desire to empirically understand the influence of the existing

administrative structure of the planning authorities and how this presently

affects the development control activities in Enugu Metropolis. Hence, the

need for this investigation.

1.3 Goal and Objectives of the Study

1.3.1 Goal

The goal of the study is to assess the impact of the planning

administrative structure of the Town Planning Authorities in Enugu

Metropolis with a view to recommending a structure that would ensure a

more efficient and effective development control in the study area

1.3.2 The Objectives

The following underlisted objectives were aimed at achieving the above goal.

i. To examine the existing administrative structures of the various

development control machineries in the study area

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ii. To assess the factors that encourage non-compliance to planning

standards in the study area.

iii. To examine the influence of the existing administrative structures on

the rate of non-compliance to planning standards in the study area

iv. To determine appropriate measures that will enhance effective

development control in the areas.

1.4 Research Questions:

i. What are the existing administrative structures of the various

development control machineries in the study area?

ii. What are the factors that encourage non-compliance to planning

standards in the study area?

iii How do the existing administrative structures of the Town Planning

Authorities influence the rate of non-compliance to planning standards in the

study area?

iv. What appropriate measures will enhance effective development

control in the areas?.

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1.5 Statement of Hypothesis

The null hypothesis states that:

The perception of the planning officials on the influence of the

planning administrative structure on the rate of non-compliance to planning

standards does not significantly differ across the various planning authorities

in the study area .

1.6 Scope of the Study

This study focused on the three developments control machineries in the

study area, and these include the Enugu North, Enugu South and Enugu East

town planning authorities. It also encompasses all development activities

within the public and private layouts controlled by the three town planning

agencies in the municipality. Additionally, the study also looked at the

relationship between development control measures and the environment.

The scope also included the examination of existing institutional framework

for enforcement of development control measures in the study area.

1.7 Limitation of the Study

One of the limitations of the study is that of access to the required

information to assist in carring out the study. In most cases, where sets of

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information available they are disjointed and improperly kept. For this

reason the researcher has to spare the time to collate and classify the

information into the required form. Another constraint is the uncooperative

attitude of development controls officials and respondents who do not easily

provide available information related to development control issues in the

study area.

1.8 Significance of the Study:

The result of this research will provide invaluable tools for tackling the

present observable development control malaise not only of the studied

planning authorities but also the entire urban authority and beyond. The

findings will update the existing wealth of knowledge on development control

problems as they pertain to the influence of politics on the effectiveness or

otherwise of the machinery of control and will also pin down the major cause

of the said perceived weakness.

In addition, the parent ministry in charge of town planning matters in

the state will be armed with the right information with which to take

appropriate action to protect town planning authorities against evil forces in

the structure of the authority that inflict weakness on the Authority.

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1.9 Definition Of Terms

For the purpose of easy understanding, it is imperative to clearly define some

of the terms that are central to this research.

“Contravention” in this Study will be referred to mean any

development without the approval of the appropriate authority or where an

approval has been granted, the prospective development is carried out

contrary to the terms of approval.

“Development Control” will be taken as the means by which Town

Planning Authority regulates and checks building or rebuilding operation

and/or substantial change in the use of land or building, to ensure that the

developments comply with proposals in the building plan and the provisions

of the master plan or scheme.

“Planning Permit” will be referred to as the approval granted to people

to carry out development which must comply with building plan, layout plan

or the master plan.

“Illegal Development” means any building or structure which has no

permit or valid approval, or which is not being built according to the

approved building plan

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CHAPTER TWO: THEORITICAL FRAMEWORK/ LITERATURE REVIEW

2.10 Introduction Development control centers on rules and regulations, whether in

document or in map form to guide the development activities. There is no

development if change of use is immaterial. Thus, any change in the use of

any land requires the permit of the development control unit of any Planning

Agency as recognized by the law. On the other hand, it is the practice of

regulating and restraining, keeping in order or checking changes on land use

that are in conflict with the wish of developer and the benefit to the public.

Therefore, development control serves as regulatory measure to shape the

physical features of the environment in an economy, safety and aesthetic

manner. Chapin (1965), identified five major elements of control in land

development; health; safety; economy, convenience and amenity. Other

objectives of development control are:

(i) To separate incompatible land uses and encourage compatibility of

mutual helpful ones.

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(ii) To safeguard the interest of the community.

(iii) To ease the distribution of essential service.

(iv) To improve the living standard of people.

All these can be achieved in practice through effective development

control. Therefore, orderly growth of settlement in the study area will be

ensured by stipulating adequate lighting, ventilation, open spaces and all other

socio-cultural facilities that make life worth living in line with the overall

plan of the area concerned through development control.

2.20: TOOLS FOR ENFORCING DEVELOPMENT CONTROL:

2.20.1 BUILDING CODE:

Building codes emanated from the Town and Country Planning Law.

They are instruments of development control enforced by the Local Planning

Authority. Building codes indicate minimum air space, set back, room size,

orientation of building, maximum number of habitable rooms allowed,

minimum building heights of building, among others.

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2.20.2 ZONING ORDINANCE

Zoning is one of the tools employed by planning Authority to control

the urban development or re – development plan. It is the division of land

within a municipality into districts or land use zones, and the prescription of

regulation within these zones regarding the use, height and bulk of buildings,

floor area ratio, density of population, setback regulations and the percentage

of plot occupancy.

Most cities are divided into broad land use categories such as,

Agriculture, Residential, Commercial and Industrial land uses.

2.20.3 SUB-DIVISION REGULATIONS

This is an essential tool of development control. It is the process of

dividing land into buildings plots, streets and other amenities necessary in the

area. It is a tool for regulating the design and layout of roads and streets. The

regulation also takes care of the provision of utilities, services and community

facilities. Sub division regulation also promotes good circulation system and

ensures adequate facilities. This regulation may also be used to preserve a

piece of land undeveloped for future development.

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2.20.4 ENVIRONMENTAL IMPACT ASSESSMENT (EIA)

EIA is a process or study in which the potential physical, biological,

economic and social impacts of proposed developments on environment are

identified, analyzed and predicted. It is a key mechanism for translating the

principles of sustainable development into action. The aims of Environmental

Impact Assessment are: to study the effect of a proposed action on the

environment; to predict the likely changes in the environmental quality, which

would result from the proposed action; to find ways to reduce unacceptable

impacts and to provide options in design, citing and operation of the proposed

development.

2.30 DEVELOPMENT CONTROL UNDER THE 1946 TOWN AND

COUNTRY PLANNING LAW (TCPL)

The 1946 Town and Country Planning covered the entire country for

the first time. It is pertinent to remember that the 1946 ordinance was in

various forms in three existing regions of Northern, Eastern and the Western

Nigeria. In Northern Nigeria, there was the Northern Nigerian Town and

Country planning law cap 130 of 1946 and also the Eastern Nigeria Town and

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Country planning law cap 123 of 1959 was present in the Eastern Nigeria.

This law according to Okunna (1981) dwelt on preparation of layouts and

well designed housing unit. This may not be entirely true as section 3 of the

1946 ordinance provided a basis for development control in Nigeria,

(Raison,1977). This initial base was now interpreted in various States, as the

number of States in Nigeria grew. Hence each State which had a Planning

Authority edict derived its control regulations from the three original regions

from which all existing State were carved

It is the lack of comprehensiveness in the previous laws (Okunna ibid), plus

the rapidly changing nature of society in the nineties that made it necessary

for a review of the 1946 TCPL. This was what gave birth to the laws guiding

Urban and Regional Planning and also gave birth to the 1992 Urban and

Regional Planning law, Decree No 88 of 1992.

2.40 DEVELOPMENT CONTROL UNDER THE 1992 URBAN AND

REGIONAL PLANNING LAW

As constituted, this Decree has 2 clauses 47 of which were devoted to

Development Control. This number of control clauses underscores the

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importance of Development Control under the new law. The most salient

features under the Development Control clauses include;

1) Each tier of government in the federation has responsibility for

Control of development with respect of lands belonging to that

tier of government. This is found under section 27. Therefore

each tier of government must establish a Development Control

Department within its planning organisation.

2) Any development to be carried out must have the approval of the

relevant Development Control Department. This may be a single

development or a development plan (section 28).

3) The decree repeals any existing laws, which exempt any

government, or its agency involved in land development from

obtaining approval of the relevant Development Control

Department.

4) A developer, whether government or private must obtain a

development permit before commencing any development.

5) Development plan can only be submitted by Architects, Town

Planners or Engineers (Section 30).

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6) The grounds for rejection of a development application were

spelt out in section 31 URP law No 88 of 1992.

7) Detailed Environmental Impact Statements are compulsory for

large-scale developments.

8) The Development Control Departments may approve, reject or

delay approval but the conditions must be spelt out in writing,

within specified time limits.

9) A dissatisfied developer can appeal to the Minister or

Commissioner in charge of matters relating to planning, or the

Planning Tribunal. After the tribunal, he can appeal to the High

Court in the State.

10) The Development Control Department is to compile a list of

building of architectural or historical interest for preservation

(Section 64).

11) The Development Control Department will now include tree

preservation and planting clauses in development permits, if it

deems fit.

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12) Display of advertisements shall take necessary measures to

ensure that wasted lands are well maintained for the good living

conditions of those living in the environment.

2.50.1: ROLES OF GOVERNMENT IN PLANNING

ADMINISTRATION

The roles of different levels of government in respect of physical planning

activities and administration since the late 1970s have been shaped by the

provisions in the constitution of federal Republic of Nigeria (Enactment) Act

1979) (LPN, cap02) and 1992 planning law. The 1979 constitution provides a

broad and general planning and related roles to be played for each of the three

level of government.(Abiodun, 1985). However, according to Adedibu

(1995), these roles are in respect to broad guidelines and policies rather than

in administration of planning maters. For instance, part of the second schedule

part I of the constitution provides that the federal government set broad

guidelines and national policies in respect of national standard on building

codes, subdivision regulations, and environmental protection to guide the

planning of the built environment. The concurrent responsibilities of the

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federal, long with the state governments include provision of housing and

other infrastructural services. In line with these provisions, the federal

government has embarked on a number of programmes including the

development of residential and industrial estates and construction and

maintenance of Trunk A roads; provision of social amenities and

infrastructure such as electricity, hospitals, and secondary and higher

institutions (Onibokun, 1992). In addition, the federal government has

provided the impress for the preparation of a new national urban development

policy, as well as preparing grounds for a review of existing planning

legislations for the country.

At the state level, the constitution provides the state governments

guidelines for physical planning matters in the states. Specifically, the state

governments concurrently with the local government are to provide for

certain infrastructure and services including: preparation of master plans

(urban and regional), construction and maintenance of roads and drainage,

street lighting, waste disposal; provision of water, public transport, land

allocation and planning public health and so on.(F.G.N.,1976) The state

government, however, has exclusive power to physical planning

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administration going by the 1946 Ordinance. Planning related legislation in

Nigeria vested the administration of the provisions in the governors of the

states. Thus, the states become very crucial in the effective control of

developmental activities ensuring overall implementation of physical

planning matters in Nigeria.

The functions of the local government as the third tier of government in

Nigeria are clearly stated in the 1979 constitution (fourth schedule). In the

schedule, virtually all the functions are physical planning related, particularly

for the local environment where majority of Nigerians reside. The 1985

revised edition clearly listed town planning as one of the basic functions of

the local government. It is however, pertinent to note there are local

government councils that have no local planning units as part of their

administrative structure. Yet town planning and physical development related

matters are some of the functions of local governments.(Gasper,1989)

In the vain, according to Adeniji (1992), the overlap and unclear

responsibilities given to all tiers of government were in part responsible for

the high rate of mobility of town planning authorities and local planning

authorities. Planning is a public function and requires funding, if only

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initially, to have solid base to be efficient and effective. Mabogunje (1993)

posited that many local governments are not ready for this due to poor

economic base of their council. This is part of the overall problems of

planning administration over the years.

2.50. 2: PROBLEMS OF PLANNING ADMINISTRATION

It is obvious that as far as administration of physical planning is concerned,

there have been lip services paid to promotion of orderly development of

urban and rural areas even after the 1992 planning law at the federal

government level. Authorities like Kadiri (1995), Garnvwa (1994), Ekpo

(1982), Adesanya (1996), Awogbemi (1982) and James (1987) have

discussed issues on the problems of planning administrations on development

control machineries. According to Kadiri (1995, until the recent past. Federal

government programmes related to physical planning have been on ad-hoc

basis. Even then , there is yet to be a policy for urban and regional

development of the country. And a clear cut delineation of responsibility as

far as physical planning is concerned among the three tiers of government in

the constitution. He highlighted that before the promulgation of the 1992

planning law at the state level, the governments have left administration of

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panning to the authorities without adequate financial and institutional support.

Extremely few of the planning schemes of any form in the last two decades.

It is not surprising, therefore that the authorities are only concerned with

approval of building plans and site inspection. Again, Garnvwa (1994)

stressed further that the local planning authorities were in existence were

established for few local government areas and their efforts concentrated in

very few urban centres to the near neglect of rural and semi-urban centres. It

is also due to state government lack of concern and understanding of the

importance of planning that department or division of town planning in many

states have been frequently moved from one ministry to another and from one

ad-hoc metropolitan board to another, in some states like Osun and Ogun

States, the local government councils are regarded as local planning areas and

therefore the town planning division is transferred to ministry of Local

Government and subsequently town planning authorities became part of the

Works Department rather than town planning department in those local

government areas. This view was complimented in the work of Onweluzo and

Umeh in 1989. The confusion still rages on in some states of the federation.

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The 1992 planning law has attempted to put to rest these anomalies and

chart a purposeful direction for planning authorities. Prior to the 1992

planning law to perform efficiently in the control of growth, development and

overall planning of the cities and the local environment has been identified in

various studies (Ola, 1984; Obialo, 1983: Adeniji, 1984: Olajuyin and

Olayiwola, 1985). These include (a) many local government areas harbouring

cities are without physical planning authority. Where some exist, in some

cases, their operation cut across two or more local government areas: (b) for

many local planning authorities their major activities centre around

development control case housing schemes in form of zoning. The federal,

state and even local government commercial, industrial and residential estates

are outside the local authorities: and (c) the lean financial resources of the

local authorities come mainly through building plans approval fees.

Ironically, the laws establishing the local planning authorities (particularly,

1946 Ordinance) empower them to levy planning rates (e.g. water, electricity,

etc.) so that they would be able to raise funds for capital project including

planning schemes. Unfortunately, it is the local governments that collect these

rates, claiming that it was their constitutional responsibilities.

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According to Ekpo (1982), another important reason attributed to

ineffectiveness’ of planning authorities as discussed is the existence of

multifarious planning and related Boards and other agencies having similar

and or overlapping functions with the planning authorities. Some of these

boards are federal government outpost or field station in the states, while most

are created by the state government. Their operations are often at cross-

purposes and run parallel to those of the planning authorities. The

proliferation of planning related agencies makes cities in particular become

more disorderly as a result of the conflict between planning authorities,

metropolitan board and other agencies on the one hand, and between these

and local government council on the other hand. In the same vain, Obialo,

(1983) stated that the method of planning practice adopted by state

government till the early 1990s is another problem in physical planning

administration. It is undoubtedly clear that practices of urban and regional

planning have not succeeded in ameliorating the problems of the urban and

rural centers. One feature that is attributable to this is the lack of foresight and

long range nature of development plans as a tool of development in our cities

and regions. The master plan approach is still the craze among planners and

23

all tiers of government. According to James (1987), it is obvious that this

approach is obsolete, static and expensive. It stands to reason therefore that

there is the need to adopt a more flexible and less expensive method to

planning such as structural and local planning.

According to Awogbemi (1982), at the local government level,

planning is expected to be felt in urban and rural area through the various

planning authorities. However, the authorities are completely separated

administratively from the tier of government that is the closest to the

environment where the majority of people reside. The 1976 and 1985 local

government reforms have not helped the matter as there were overlaps

between state and local government responsibilities on physical planning

matters. The 1992 law may however resolve this problem if properly

implemented. The guidelines in the 1976 and 1985 local government reforms

make a major consideration in the management structure of the cities. The

concern of the federal government was to effectively tackle problems of urban

centers within the framework of modern local government structure that was

put in place The guidelines proposed that there should be a transition towards

the cities-management system’ in which the administration of each of our

24

major towns and cities would be headed by a high level professional officer or

manager (FRN, 1997).The reforms’ most important criticism has been lack of

clear articulation of relationship between local government councils and

planning authorities, and federal government. This makes coordination

between the councils and other higher level of government very difficult.

Appraising the 1976 local government reforms further, Olowu (1985)

notes that it (the reforms) lacked any ideological framework and completely

not in line with any development paradigm in terms of whether development

was to be from “above ’’ or from “below’’. Moreover ,physical planning

activities are still highly centralized, rigidly in the hands of state department

and agencies as provided for by the planning laws. This inadequate

institutional framework for physical planning at the local level. has deprived

both the local planning authorities and the local government autonomous

power to effectively resolve various planning problems at the local level.

In the views of Hilhorst (1990) , all these problems have limited

effectiveness of the existing administrative machinery of physical planning at

the state and local government level in Nigeria. putting it succinctly, from the

administrative view point, urban and regional planning in the country is

25

beleaguered with three major problems. First, there is inadequate coordination

between federal and state government at the state level and between them and

the local governments at the local level. Second; is the ineffective

organizational structure of planning in general, and third, the tendency of

strong centralized planning system. The structure of planning administration

is outside the whole political and administrative machinery of government for

several decades. Graper (1989). The fact is that there are no linkages between

the decision and policy makers on planning maters and the people who are to

benefit or suffer from the policies. This situation not only exacerbates the

apathy tendency of Nigerians on planning matters but also makes

implementation of federal and state government programmes very difficult if

not impossible at the local level.

For an effective coordination of physical planning activities there is

need for a very strong vertical relations between higher and lower levels in

the hierarchy of planning administration and also stronger horizontal relations

among agencies of federal, state and local governments administration

altogether.

26

For Oyeisku (1999), coordination is a common problem in physical

planning in order to ensure effective coordination in planning activities,

particularly as relates to decision making and execution, there is the need for

harmonization of activities for the purpose of ensuring the optimum collective

contribution to the achievement of a common end (Falters,1977).

Coordination by public mobilization education and enlightenment is what

should be pursued to forge closer relationship among existing planning

agencies at all tiers of government .large number of bodies performing

planning function should be reduced to a fewer manageable number to curb

proliferation and duplication of functions .one way out of this problem is for

the federal and state governments to decentralize planning function and

activities as contained in the 1992 planning law.

According to Rondinelli ( 1989), devolution of basic planning function

such as development control , planning schemes , planning permit issuance

and approval to local government administration is inevitable. This is overall

intention of the part I of the 1992 planning law ,and should be pursued. The

local government administration is being strengthened politically and

financially to be able to cope with challenges local planning administration

27

would pose. Devolution of some planning matters to the local government

councils, would provide the opportunity for planning to be felt more at the

local level, and perhaps solve the growing idleness the political decision

making process at the local level, This is so that the institution of local

government in Nigeria is presently enhanced structurally, financially and

administratively.

2.50. 3 PLANNING ADMINISTRATION AT FEDERAL LEVEL Following the continuous deterioration of the urban centers in the country,

occasioned by the fall-out of oil boom between 1973 and 1975, the federal

government established a formal organ to be responsible for physical

planning. (Onibokun,1992) The establishment of Federal Ministry of

Housing, Urban Development and Environment (FMHUDE) was to redress

the observed lopsidedness of the nation’s development efforts which focused

on mere economic planning without the physical implications on economic

projects. On this subject matter, the Third National Development plan (FRN,

1975) identified one of the weaknesses of Nigeria’s planning efforts hitherto

as its heavy emphasis on sectoral and financial planning almost to the total

neglect of physical planning. No single town or village in the country can be

28

regarded as a type of planning as the country still consists largely of old

residential areas which have simply grown on their own with little attempt at

any systematic layout.

Though the FMHUDE was established to formulate and monitor

national policies on physical development and planning at the federal level, it

hardly did anything when in 1978 the ministry was scrapped for economic

reasons (Onibokun, 1986). Another ministry to perform similar functions at

the federal level was however established again in 1979. This time the

democratically elected government named it Federal Ministry of Housing and

Environment (FMHE). The ministry immediately initiated the process of

formulating a national housing policy, and urban and regional development

planning policy. Again by 1984, the FMHE was scrapped without achieving

anything and replaced by Federal Ministry of Works and Housing (FMWH).

It is this ministry that embarked on direct housing construction in each of the

then 19 states and the new federal capital territory, Abuja, and construction

and rehabilitation of road projects throughout the federation.

In terms of urban and regional planning, the FMWH in its infancy

established the urban and regional planning department or division in the

29

ministry to coordinate physical planning activities in the country. This was

with a view to addressing the main weaknesses of the nation’s planning

efforts which hitherto emphasized sectoral and financial planning to the

neglect f physical and spatial planning. The third National Development has

at then observed that the weakness was “becoming increasingly reflected in

the form of disorderly spatial and environmental development despite the

rapidly increasing level of economic activity and income which the county

has achieved in recent years” (FRN, 1975:291).

The approach to physical planning at the national level before the 1992

law was full of defects which invariably affected the physical planning

administration at the state and local levels. (Nze, 1995)

2.50. 4 DEVELOPMENT CONTROL, CONTRAVENTION AND PLAN

IMPLEMENTATION

Development control and plan implementation are seriously directly

related. In other words, there cannot be any meaningful implementation of

physical layout plans without development control.

Development control has to do with enforcement of laid out plans. On

this, Ozigbo (2006) stated that “Having policies (Plans) just on paper without

30

enforcement (and control) is as good as staging a football match without a

referee and it is clear that a football match that started without a referee will

definitely end without the ball”.

Umeh and Iloanya (1997) observed that the level of respect by private

developers for planning Regulations – subdivision regulations, formal plan,

building regulations, to mention a few, was still very low in Nigeria. This is

largely due to ignorance of Town Planning. They added that it was not yet

generally appreciated that the way an owner of land uses his property has

effects on neighbours and the larger society.

According to Ubaka (2007) another reason why development control is

usually contravened was that human beings tend to give more priority to self-

interest rather than public interest. In other words, the tendency for people to

carry out development in a way that suit their personal needs and ego was

more likely than those that would meet the general needs of the community.

Undue delay in processing of development permit is one other factor

identified as militating against development control. Umeh and Iloanya

identified shortage of qualified personnel and inadequate financing as factors

that cause undue delay which consequently discourage developers. But

31

Dobry (1975) countering the issue of delay in issuance of permit upheld that

the quality of decision was more important than speed and that a reasonable

time should be allowed to consider an application for a building which, once

erected may stand for 100 years.

Lamenting failure of development control, Onyebueke (1997) observed

that development control which is the only element of growth management

that is operational has proved incapable of slowing down or stopping the

discordant urban trend, pointing out that the problem is not with development

control process itself but with those who implement the measures.

In the same vein, Agukoronye (2003) admitted that our urban areas

have failed to live up to expectations as centres of good living, working and

recreation because development control measures which are aimed at

regulating physical developments in these urban areas Okpala (1985)

observed that Nigerian society of then worked not through institution, but

through personalities. He argued that personalities were more powerful than

institutions notwithstanding planning laws and regulations in existence.

Government oftentimes does not implement control measures that will affect

powerful and influential people in society. Kadiri (1998) notes that political

32

interference was one of the barriers to effective enforcement of development

control measures.

Even at a time our existing planning laws are considered obsolete,

outdated, defective and inadequate, politics has so vitiated them to the extent

that they can no longer cope with the fast expanding physical developments in

town (Okunlola, 1996)

Agukoronye stated that the practice of road closure could only be

associated with the “politics of affection” (Hyden, 1983) where individuals

with connections to people in power enjoy undue privileges and patronage

inconsistent with the prevailing laws and regulations. “Carve out” was

explained to be a popular terminology used locally to describe the practice of

successive military and civilian regimes cutting up any available open space

in Enugu and allocating such divisions to their cronies and relations. He

further submitted that men with connections in top political and government

circles get away with their desire no matter what efforts the staff of the

relevant authorities make. Omisore (1999) identified excessive political

interference in technical matters especially those relating to development

control as one of the major problems of local planning authorities.

33

CHAPTER THREE: STUDY AREA (ENUGU METROPOLIS)

3.1 Historical Background of Enugu

The origin of Enugu dates back to 1909, during the discovering and

development of the coal mine; in 1913, the original mine was at Udi, but, later

on, the operations were moved to the Ogbete area which is one of the oldest

parts of the town. In 1917, the only two residential nuclei in Enugu were the

European Reservation Area, which is now known as Government Reservation

Area and the African Settlement, which were separated by a neutral zone 0.4

kilometers wide. The neutral zone now forms the Central Business District

(C.B.D) as well as government offices and establishments. In 1997, Enugu

affirmed a township status and was then known as Enugu – Ngwo, it was

renamed Enugu in 1928.

By 1939, Enugu became the headquarters of the then Southern

Province. By 1951, with creation of the three regions, Enugu has remained a

state capital and the most important administrative center of the major growth

centers in the country with well-developed land use structure. (See fig 3.1)

34

Figure 3.1 Map of Nigeria showing Enugu State scale 1:175

Source: AGIS. 2005

3.2 Location and Boundaries

The city is located approximately between 06o 211N and 06o 301N and

between longitude 07o 261 E and 07o 371 E. It has an estimated land area of

about 72.8 square kilometers; Enugu is bounded in the East by Nkanu East

35

Local Government Area, in the West by Udi Local Government Area, in the

North by Enugu East Local Government Area and in the South by Nkanu

West Local Government Area.

3.3 Climate

Enugu is located in the tropical hinterland climate region. Mean annual

temperature ranges between 22.40C and 30.80C. Two climatic seasons

dominate the area – wet and dry seasons (April – September and October –

March respectively). Average annual temperature is between 1520 f and

2030F. Omeje, (2002)

3.4 Topography and Soil

Topography is known to be the physical features of a place. The

topography of Enugu covers area of about 79.2 square kilometers. The site

lies roughly 25405 meters above sea levels. The surface is punctuated with

hills, hillocks, reveries and rivulets, thus resulting to a site, Ekulu River.

Omeje, (2009)

Soil characteristically consists of hydro-morphic soil, which is mineral

soil whose morphology is influenced by seasonal water logging caused by

underlying impervious shale. Soil also in this region is graveled silt, mainly

36

reddish in colour, land the profile shows capacity to support agricultural

activities.

Figure 3.2 The L.G.A.S and the Senatorial Zones.

Source: GEPMO, 2008

WEST

WEST

NORTH

NORTH

37

3.5 Land Use Development and Pattern

Existing landuses in Enugu can be defined in separated or combined

forms. These include the following;

3.5.1 Urban Residential Space

The residential space in Enugu is classified into high, medium and low

densities. Due to influence of spread effects, mixed densities exist. Planned

and unplanned areas sprang alongside Enugu metropolis as a result of a high

demand in residential accommodations. This is to say that urban residential

space in Enugu metropolis is not a continuous zone but arbitrary defined one

circumscribing about twenty neighbourhoods and some intervening open

spaces. Many informal business sectors grow alongside with the residential

units as noticeable in areas like Kenyetta – Edozie Street axis, Ogui Road,

Abakpa Road, Chime Avenue, etc.

i High Density Area Neighbourhoods:

This contains about 70% of the entire neighrbourhoods in Enugu

metropolis. The high-density neighbourhoods include Ogbete (Coal Camp),

Ogui New Layout, Abakpa, Emene etc. Tenement buildings dominate in these

areas and form about 4.5% of the total housing stock in Enugu with a density

38

of more than 700 persons per hectare. The plot size is about 15 x 25m with a

set back of between 2m and 3m, with average person per room as 5.8 persons.

Some of these areas have grown into slum areas, like Ogui New Layout thus

creating health hazards to the inhabitants due to over crowding of inhabitable

rooms and over stretching of the few available infrastructures within the

neighbourhoods. Enugu Masterplan, (1992)

ii Medium Density Neighbourhoods:

This contains about 28% of the entire population of Enugu (Enugu

Master Plan, 1979). The medium density areas include Achara Layout, New

Haven, Maryland, part of Trans Ekulu, etc. The average density is about 350

– 400 persons per hectare with average plot size of about 20 x 30m with front

set back and side set back of 6m and 3m respectively. The average household

size is between 6 – 7 persons per household especially in Achara Layout. The

population density is between 175 and 200 persons per hectare. Uwani is a

mixed density containing both high and medium densities.

iii Low Density Neighbourhoods:

These neighbourhoods contain about 2% of the urban population in

Enugu. Examples include G.R.A., parts of Trans Ekulu, Independence

39

Layout, etc, having relatively low density of between 18 – 60 per hectare and

comprise semi-detached duplexes, appreciable number of bungalows and

blocks of flats. The plot sizes in the areas range from 30 x 40 m to 50 x 100 m

with average household sizes of between 6.7 persons and 7.5 persons

respectively.

3.5.2 Commercial Land Use:

There is no defined boundary between commercial land use and

residential use in the city. Virtually all road corners serve commercial

purposes in the residential neighbourhoods. Nevertheless, Ogbete, where the

main market is situated serve as the commercial nerve of the city. Also major

roads like Agbani Road, Zik’s Avenue, Ogui Road, Chime Avenue,

O’Connor – Presidential Road, Okpara Avenue, and Garden Avenue are

noted for considerable commercial activities. Apart from these secondary

roads, tertiary roads or houses serve the same purpose. This land use mixture

is a major characteristic in Nigerian cities.

3.5.3 Industrial and Public Land Uses

The industrial zone of the city is expanding steadily. Most of them are

situated in Emene which is14km east of the city center. Examples of major

40

industries are Anambra Motor Manufacturing Company (ANAMMCO),

Nigerian National Petroleum Corporation (NNPC), Emenite among others.

However, other light industrial activities like motor repairs, welding,

blacksmithing etc can be found within neighbourhoods.

As regards other land uses, there are over 200 health establishments,

numerous hotels, petrol stations, banks, and places of worship, parks and

playgrounds in Enugu metropolis.

3.5.4 Educational Facilities in Enugu Urban

There are about 51 secondary schools, six tertiary institutions of repute

and 115 public primary schoos and 195 registered private primary schools in

Enugu urban ( Enugu State School Board, 2004).

The location of these educational facilities is not according to the

planning standards neither does it follow the neighbourhood unit concept.

Under strict observation, it was noticed that only some public primary schools

centrally located. Others are located based on where the government or the

private owner of the school has land.

41

Educational facilities in Enugu urban especially in public schools are

not properly maintained thus the school buildings are normally dilapidated

with old and outdated facilities.

3.5.5 Utilities and Roads

Virtually all completed houses in Enugu are connected to Power

Holding Company of Nigeria (PHCN). Telecommunication facilities are

existent. Drainage in the city is good due to the natural topography. Water

supply however is not adequate. Waste disposal as in most cities is also a

problem.

Roads in the city are generally good and paved. Dual carriageways

exist at Ogui Road, Presidential – O’Connor Road, Okpara Avenue, Garden

Avenue, Chime Avenue, Abakaliki Road, Bisalla Road – Independence

Avenue. Most of these have pedestrian walkways. However, on the single

road lanes, which predominate, there are no adequate walkways. In some

areas, they are non-existent. On-street parking and the siting of outdoor

displays by the roads are forcing pedestrians to walk in the roads and

42

carriageways thereby exposing them to risk of being run over by vehicles and

other road mishaps.

3.5.6 Housing

In Enugu urban, housing is the highest urban problem. This is because;

the low rates at which houses are constructed in the recent time are far from

matching the ever-increasing urban population. Its scarcity makes the few

available ones to attract very high rent which forces the residents to

overcrowding living in slums and other substandard environments.

Unfortunately, this problem is not going to end soon since some people

who retired from the civil service years ago or redeployed to other states still

occupy government quarters and other houses in Enugu. It is not surprising to

see some workers in Onitsha, Awka, Abakaliki etc. traveling to and from

Enugu.

3.6 Transport Problem (Management) in Enugu

Transportation has played a leading role in the strain of congestion of

cities. This strain of congestion arises from the fundamental function of

transportation, which is the movement of goods and people in our city streets.

According to Owen (1999), the said transportation is not static. It is

43

constantly changing,growing and evolving. These transportation problems in

Enugu seem to pose a hard nut to crack in the mud of transport experts in the

state. These problems include among others, poor accessibility, high

transport cost/fares, urban transport congestion, environmental pollution and

accidents resulting to loss of lives, injuries and damages.

The poor transportation management strategies and guidelines

prevalent in the state have not helped matters. The use of commercial

motorcycle as an urban transport mode may not be totally trapped by this

problem but efficiencies and effectiveness of this transport mode is negatively

affected by the poor and uncoordinated transport management guidelines and

procedures apparent in the city.

According to an Enugu Transport Report submitted on the 5th Meeting

of the National Council on Transport (2000). The Federal Road Safety

Commission operates with Road Traffic Regulation 1977 while the rest

operate with Road Traffic law Cap. 116. In practice, the duplication of

function as it affects agencies/parastatals like road traffic offices, Federal

Road Safety Commission (FRSC), National Road Transport Workers, Local

Government Staff and Civil Defense Corps etc. create a great confusion. This

44

is because each agency/parastatal is doing its own thing in accordance to its

wish as if there are no regulations at all. Each group embarks on checking of

vehicles particulars, roadworthiness and impounding vehicles.

3.7 Population and Labour Force

Rapid urbanization has increased the population of the city. All the

same, the available government institutions and vital transportation facilities

such as railways, airport and roads have attracted sizeable number of medium

and large firms, which generate reasonable economic opportunities. Most

“non-indigenes” who no longer work in Enugu still operate from Enugu. All

these have a serious effect on the transportation system in the state. Also

many of the workers would rather prefer using commercial motorcycle

services to take them to their door destination after the day’s work.

The urban informal sector is made up of economic activities like small

scale trading, transport, construction, manufacturing, household and personnel

services employing not more than five persons. It also employs 52 per cent of

the work force, which is the highest employing sector. This sector seems to be

receiving a special encouragement from the current adverse economy. The

45

government has done much to improve this sector by establishing National

Directorate of Employment (NDE), People’s Bank and Community Banks.

The private urban formal sector is usually made up of manufacturing,

constructing, wholesale, retail, transportation, banking/finance, professional

and other miscellaneous services that employ more than 5 persons. This

sector employed up to 11.5 percent in the 1970’s. The situation has placed a

serious hindrance to the growth of existing big industries and discouraged the

establishment of new ones.

The agricultural sector, which is about 3.8 percent of the working force,

came from the rural communities. Others are those who engage in farming as

supplementary job while involved in other sector.

The public industrial sector is made up of large manufacturing, and

other services, establishments, including the utilities owned by the

government. The current privatization and commercialization efforts of the

government is concerned with reducing the institutions in this sector to the

barest minimum and ensure high productivity and profitability of the very

essential ones. This sector as at now is facing massive retrenchment,

temporary lay off, and non-recruitment of workers. In the study however,

46

effort was made to project the population of Enugu to 2010. The base

population was got from the 1991 population figure as was seen in table 3.1

below.

Table 3.1: Projected Population of Enugu from 1991 to 2010

S/No Layouts 1991 2010 (Projected) 1 Maryland 4666 7061 2 Gariki Awkunanaw 19662 29753 3 Uwani 31866 48,220 4 Achara Layout 50427 76306 5 Emene 76033 119592 6 Abakpa 90619 137124 7 Trans Ekulu 11474 17362 8 Iva Valley 8891 13454 9 GRA 19600 29659 10 Ogbete 25994 39334 11 Asata 21828 33080 12 Ogui 41237 62399 13 Independence Layout 24466 37022 14 New Haven 18753 19278 15 Nike 34501 52207 16 Amechi Awkunanaw 13441 20339 17 Obiagu 5887 8908 18 Akwuke 3326 5083 Total 505231 756081

Source: National population commission (1991). Projected with the urban growth rate of 2.5% (NPC, 1991)

47

3.80 TOWN PLANNING ADMINISTRATION IN ENUGU

METROPOLIS

The Town Planning Department of the Ministry of Lands and Housing of

Enugu State has been identified as the body that statutorily handles

development control activities in the study area. The department has the

following units attached to it

3.62 TOWN PLANNING DEPARTMENT (T.P. D)

Sub Units

(1) Planning Unit

Lands development unit

Planning and designing unit

Environmental management

Field trips unit

Mapping units

Boundary demarcation unit

Plots allocation unit

Site plan and beaconing unit

Cartographic and

Photogrammetric unit

48

3.63 ORGANIZATION BY HIERARCHY (T.P.D.)

(a) Office of the Commissioner of Land

(b) The Permanent Secretary

(c) The Director

(d) Deputy director

(e) Authority Board

(f) Chairman of local government

(g) Chief Executive/Secretary

(h) Technical officers

(i) General Staff

Figure 3.3 below shows the present administrative structure of the town planning authorities in the various planning authorities in the study area

Town Planning Administrative structure in Enugu Metropolis Fig 3.3 Town Planning Administrative structure in Enugu Metropolis

Commissioner In Charge

Authority Board

Chief Executive/Secretary

Chairman

Health Officer Town Planners Civil Engineer

Clerical Officers Technical Officers

Messenger Cleaner Security

Planning Assistant

49

Source: Dept of Town Planning, Enugu State Ministry of Lands and Survey,2009 This research work is on the impact and influence of this figure 3.3 above on

the effectiveness or otherwise of Town Planning Machinery (Planning

Authorities) in Enugu Metropolis.

Here, the commissioner is on the top, transmitting government policies down

the ladder. His office is followed by the Authority Board (i.e. the Authority)

which sits from time to time on invitation to shape issues for implementation.

In the membership of the Authority are the directors of the three departments

of the Ministry of Lands, namely

i. Director of town planning

ii. Director of land department

iii. Surveyor general of the states and the area engineer ministry of works

in the zone concerned. Other members are the chairman of the Local

government area, the health officer (Environmental), three (3) members

representing the communities that comprise the local government area whose

appointments are on the recommendation of the local government chairman

and the executive town planner who is the secretary and the ex-officio

member.

In most cases, the policies and actions of this authority are alleged to be

precariously at the whims of the political elements in the structure (i.e. the

chairman of the government and / or the commissioner in-charge).

The town planning officer of the authority who is the chief executive and

secretary is responsible for the day to day activities of the authority.

50

CHAPTER FOUR: METHODS AND PROCEDURES

This chapter focuses on the method and procedures used for the study. Effort

in this section was made to explain the sampling population, sampling size

and sampling techniques used. The statistical tool used to test the hypothesis

was also explained and the descriptions of the statistical instruments used in

the work were highlighted. They are discussed under the following sub-

headings

4.1. SOURCES OF DATA

Data in this study was obtained through the primary and secondary sources

which are facts certainly known and from which conclusion were drawn.

4.11. SECONDARY DATA

The following secondary data which comprised the following published and

unpublished materials were got from this source:

4.11.1 Published materials include:

1. Specimen of stop work order, removal order, enforcement notices were

got from the Town Planning Authorities

2. Maps of Nigeria and Enugu State were got from Enugu State diary..

51

3. Various existing literature on development control and planning

administrations were sourced from Enugu State ministry of Lands

journal, 2005,

4.11.2 UNPUBLISHED MATERIAL

1. Delivered speeches on planning administraton

2. Some data were also sourced from the internet.

4.12. PRIMARY DATA

The primary data used in this study were collected through direct

observation, oral interview and questionnaire methods.

4.12.1. DIRECT OBSERVATION

This provides a first-hand information on the visual appearance of the built

environment in terms of orderliness or otherwise of the built environment,

road network and accessibility to dwellings, setback of structures from roads

and other land uses. . Photographs of some sites with apparent flooding

problems were taken.

52

4.12.2. PERSONAL INTERVIEWS

Selected stakeholders of the topic under study were interviewed. This

stakeholders are people who are principally involved in planning or planning

related activities. They include some technical staff in the town planning

authorities, some town planning staff from the ministry of land. Information

about the view concerning the administrative structure of the authorities,

4.12.3. QUESTIONNAIRE

Two sets of questionnaires were designed and were administered in this

study. One set was designed for the Town Planners in the three Town

Planning Authorities under study, while the other set was designed for

developers/building contractors on any site under construction.

4.3. SAMPLE FRAME

In the study, the sample population consists of developers/building

contractors on any site under construction and the town planners in the three

Town Planning Authorities under study

53

4.4. SAMPLE TECHNIQUE AND SAMPLE SIZE

Since there was no record as to where new physical development is

going on, the purposive sampling technique was adopted while choosing the

developers and building contractors on any site under construction in the

study area. All the Town Planners in the three Town Planning Authorities

under study were given each copy of a questionnaire to fill.

Effort was made purposely to get equal number of developers and

building contractors on any site under construction in the three local

government areas that the study covers. Table 4.1 shows how the

questionnaires were distributed equitably in the study. This equal distribution

was to ensure proper representation in the study

54

Table 4.1 showing questionnaires distribution

Local Government

Authorities

Developers Town Planners

1 Enugu North 30 3

2 Enugu South 30 3

3 Enugu East 30 3

TOTAL 90 9

Source: Field Survey 2009

Ninety copies of questionnaire were given to respondents -

developers/building contractors on any site under construction. Thirty copies

from each of the local Governments areas covering the three Town Planning

Authorities. For the town planners, the three town planners attached to the

planning authorities were given their set of questionnaires to fill. Hence,

Ninety nine (99) copies of questionnaires were used in this study

55

4.5. DESCRIPTION OF THE INSTRUMENT USED IN THE

COLLECTION OF DATA

THE QUESTIONNAIRE

The major instrument used in the survey is the questionnaires. This

consists of a set of questions designed to gather the variables used for analysis.

In designing the questionnaires the first step taken was to identify the variables

to be used in the analysis.

The two sets of questionnaire contained a total number of 18 and 21

sampling questions respectively. The questionnaires was divided into section A

and B, each aimed at eliciting information from the different relevant parties.

The first section deals with the personal and socio- economic data of the

respondents. Some variables collected under this section are income level,

occupational status of respondents, educational level etc. The second section

deals with development control and incidences of its bottlenecks attributable to

planning administrative structure. Some questions in the questionnaires were

designed with 5-likert scale options.

56

4.6. DESCRIPTION OF STATISTICAL TECHNIQUES

The statistic techniques used in this analysis is the chi- square

technique. In addition to percentages, graphs and charts the chi-square was

used in testing whether significant relationship exists between dependent and

independent variable in the research hypothesis. However in the hypothesis it

was used to test if the perception of the planning officials on the influence of

the planning administrative structure on the rate of non-compliance to

planning standards are not significantly related across the various planning

authorities in the study area .

.

Mathematically: the formula for chi square is as follows

(% = F/N x 100 / 1)

Where F = the number of occurrence or frequency of responses

Where n = the total sample size

i. Chi-Square: The method that will be used to test the hypothesis is

the chi-square test statistic.

The formula is given below

57

X2 = ∑(0ij – Eij)2

Eij

Where: oij= Represents observed frequency

Eij= Represents Expected frequency

X2 =Symbolizes the values of the random variable of sampling

Approximated closely by the chi-square distribution.

The null hypothesis (H0) is accepted if the chi square value as

computed through the above formula is greater than that obtained from the

chi-square table and vice versa.

Also the acceptance of the null hypothesis implies the rejection of the

Alternative hypothesis (H1) and vice versa.

The level of significance = 5% (0.05).

58

CHAPTER FIVE: DATA PRESENTATION, ANALYSIS AND

FINDING.

This chapter presents and analyses the data generated in the research, as well

as the findings. The results from the hypotheses and the findings were also

discussed in this chapter. Various responses from research questions that

validated the hypotheses were also included in this work.

Recall that two sets of questionnaires were used for the study. The first set

which is the questionnaire A was Ninety in number and were administered to

developers/building contractors on any site under construction; the second set

which is questionnaire B – nine in number, were administered to the town

planners in the three Town Planning Authorities under the study area. All the

copies of questionnaire given to the town planners were properly filled and

returned

5.10 DISTRIBUTION AND RETURN OF QUESTIONNAIRES

Table 5.1 and figure 5.1 present how the questionnaires administered to

developers/building contractors on any site under construction were returned.

59

Table 5.1 Distribution and Return of copies of Questionnaire

Local Government Authorities

SAMPLE SIZE QUESTIONNAIRE

COMPLETED AND RETURNED

% RATE OF RETURN

1 Enugu North 30 29 96.7

2 Enugu South 30 22 73.3

3 Enugu East 30 26 86.7

TOTAL 90 77 85.6

Source: Field Survey 2009

0

20

40

60

80

100

120

Enugu North Enugu South Enugu East

Questionnaire

re

Figure 5.1: Distribution and Return of Questionnaire

60

They indicate that the sample distribution in relation to sampled

neighborhoods achieved acceptable level of response at the rate of 85.6%

5.11: SEX Attempts were made to determine the sex of the respondents from the three

local Government areas. (See table 5.2 and figure 5.2 below).

Table 5.2: sex distribution. RESPONSE FREQUENCY % Male 56 72.7 Female 21 27.3 Total 77 100 Source; Field work 09

Male Female

Figure 5.2 : breakdown of the sex distribution

From the indications above, out of 77 sampled population, 56 were

males representing 72.7 percent while 21 were female representing 27.3

61

percent of the sample population. The implication there is that males are more

than females in the local government areas.

5.12: OCCUPATION

The information got from the field on the occupation_ type of the respondents

in the area of study are presented in table 5.3 and figure 5.3 below

Table 5.3 Occupation type

RESPONSE FREQUENCY %

Private 32 42

Public 45 58

Total 77 100

Source; Field work 09

private

Public

Figure 5.3: occupation type

62

It was observed that out of the sampled population, 32 of the

respondents are in private enterprise being 42 percent, while 45 of the

respondents are in public establishment.

5.13 AGE

Table 5.4 and figure 5.4 appreciate the age bracket of the developers

Table 5.4: Age distribution.

AGE BRACKET FREQUENCY %

30-40 32 41.5

41-50 33 42.9

51-60 12 15.6

Total 77 100

Source; field work 09

30-40

41-50

51-60

Figure 5.4: breakdown of the age distribution.

63

The table and figure above show that 32 of the respondents representing 41.5

percent form the age bracket of 30-40years, while 33 of the respondents

which represents 42.9 percent of the developers are between the age of 41-

50 and 12 of the respondent representing 15.6 percent with the age group of

51-60 in the study area. This shows that mature people make the respondents

and this increase the internal validity of the study

5.14 MONTHLY INCOME

Data were got by the researcher to give a breakdown of income per month of

the developers. Table 5.5 presents the income analysis.

Table 5.5 : The monthly income of the developers

Monthly Income (N) FREQUENCY %

20,000-30,000 12 16

31,000-40,000 44 57

41,000-50,000 21 27

Total 77 100

Source; field work 09

64

20,000-30,000

31,000-40,000

41,000-50,000

Figure 5.5: Monthly income.

It can be seen that 16 percent of the sampled population earns between

N20,000-N30,000, 57% of the respondents earn N31,000-N40,000, while 27

percent of the population earns N41,000-N50,000 as the research indicates.

This stands to indicate that most of the developers are well to do.

SECTION B

This part is the second section of the questionnaire for the developers and it

dealt with issues of compliance and various factors that influence it and other

developmental issues as it relates to erecting structures

65

5.20 LENGTH OF TIME FOR THE DEVELOPMENT

Table 5.6 and figure 5.6 show the data collected to determine the length of

time of the building or construction from the time that the foundation of the

building was started. Below are responses from the developers.

Table 5.6: Length of time for development

RESPONSE FREQUENCY %

Less than 1 year 11 14.3

Up to 2 years 48 62.3

Up to 5 years 18 23.4

Total 77 100

01020304050

60708090

Below 1 year Up to 2yrs Up to 5 yrs

Length of Development

Figure 5.6: length of development

Source; field work 09

66

From the above analysis, 11 of the respondents which represent 14.3 percent

of the developers started development in less than 1 year, 48 developers

representing 62.3 percent of the population asserted that they have their

development up to 2 years and 18 i.e. 23.4 percent of the population had their

building up to 5 years ago. This indicates that more than half of the

respondents are still recent, hence very apt to give information that are useful

for the study on the dealings with the planning authorities. This will improve

the internal reliability and validity of the study.

5.21 APPROVAL OF BUILDINGS

In table 5.7 and figure 5.7 respondents were asked whether they were given

building approval by the planning authority

Table 5.7 the options of the approved building

RESPONSE FREQUENCY %

Yes 50 65

No 27 35

Total 77 100

Source; Field work 09

67

YES

NO

Figure 5.7: Options of the approved building

It was observed that 65 percent of the respondents had their buildings

approved by the planning authority while 35 percent of the respondents did

not have their buildings approved by the planning authority. In other words,

there are incidences of contravention observed in the study area.

5.22 ATTEMPT OF HARASSMENT BY THE PLANNING

AUTHORITY OR THEIR AGENTS

In table 5.8,developers were asked if there was harassment from people or

agents believed or feigned to be from the planning authorities.

68

Table 5.8 Harassment by planning officials

RESPONSE FREQUENCY %

YES 77 100

Total 77 100

Source; field work 09

It was observed that all the developers were one time or the other harassed

during the period of erecting the building in the site. This could imply that

people who are either agents of planning authorities or who feign to have

something to do with physical development are always seen in sites where

building constructions are ongoing.

5.23 HANDLING OF THE HARASSMENTS

Data were got by the researcher to give information on how the developers

handled the harassment.

Table 5.9 Developers response when harrased.

RESPONDENTS FREQUENCY %

Pay them off 24 31

Agree to visit them 50 65

Others 3 4

Total 77 100

Source; Field work 09

69

0

10

20

30

40

50

60

70

pay them off agree others

harrasment

Figure 5.8: Ways harassments were handled

From the above , it was observed that 31 percent of the respondents paid off

the people that harassed them, 65 percent also agreed to visit them in the

office, while 4 percent resorted to other ways to handle the harassment in the

site.

5.19 EXPERIENCED THUGS

The research sought to know the number of developers that experienced thugs

in the site. It was observed that all the respondents asserted that they

experienced thugs in their site at one time or the other. Table 5.10 shows how

these thugs were identified in this site.

70

Table 5.10 showing thugs’ identification

RESPONSES FREQUENCY %

By their action 17 24.3

Smoking and taking

drugs

17 24.3

Refuse coming to office 28 32.2

Chairman’s boys 12 15.4

From inquiry 3 3.8

Total 77 100

Source; field work 2009

Action

Smoking

Refuse office

Chairman's boys

From Inquiry

Figure 5.9: Means to identify thugs

From table 5.10, and figure 5.9 revealed that 24.3 percent of the developers

identified these thugs by their unwholesome action, another 24.3percent of

the respondent identified them because they were smoking and taking drugs

in the site, 32.2 percent identified these thugs due to the fact that they refused

71

being followed to the planning authorities, 18.4 percent of the of the

developers identified these thugs because they (the boys) claimed that they

were chairman’s boys and 3.8 percent of the respondents identified the thugs

from inquiries. These people that claimed that they were chairman’s boys

actually said that they were working for the local government chairman who

incidentally is the planning authorities’ chairman.

5.21 PLAN AMENDED

Recall that it was only 50 developers that had their building plan approved.

The researcher sought to know if what was approved in the building plan was

amended in the course of building as shown in table 5.11 and fig.5.10.

Table 5.11 Plan amendment

Plan amendment FREQUENCY %

Yes 15 31.2

No 35 68.8

Total 50 100

Source; field work 09

72

0

10

20

30

40

50

60

70

YES NO

Figure 5.10: Plan amendment

It was clearly obvious that 31.2 percent of the respondents did agree that they

amended the approved plan from the planning authorities. The remaining 68.8

percent of the respondents did not alter the approved building plan. However,

this shows that there are some defaulters in the study area, though relatively

few in number.

5.22 REASONS FOR AMENDMENT

The research demanded from the developers that altered the approved

building plan the reason for the plan amendment.

73

Table 5.12 showing reasons for amendment.

RESPONSE FREQUENCY %

Need more rooms 4 31

Cost of material 3 17.5

Had paid off the agency 3 17.5

Change in taste 5 34

Total 15 100

Source; field work 09

0 5 10 15 20 25 30 35

MORE ROOMS

PAID OFF

MATERIAL COST

TASTE CHANGE

Figure 5.11: Reasons for amendment

The data from the table and figure above stated that 31 percent of the

respondents asserted that they made the amendment because of the need for

more rooms, 17.5 percent of the sampled developers said that the increased

cost of building materials was the factor that was responsible for their

amendment, another 17.5 percent of the sampled developers said that due to

74

that fact that they had paid off the officials or representative of the planning

authorities that they were at liberty to make amendments, while 34 percent

had a change in taste as the reason for amendment of the approved building

plan.

5.23 APPROVAL FOR AMENDMENT

The research inquired if there was approval for amendment from the planning

authority. The breakdown is presented in the table 5.13 and figure 5.12.

Table 5.13 shows the breakdown on approval for amendment

RESPONSE FREQUENCY %

Yes 6 39

No 9 61

Total 15 100

Source; fieldwork 09

YES

NO

Figure 5.12: breakdown on approval for amendment

75

From the above table and figure, the breakdown shows that 39 percent

of the population stated that they were given approval for amendment by the

planning authority while 61 percent of the population stated that they were

not given approval for amendment by the planning authority . However, it

shows that 61 percent did not likely go for approval for the amendment by the

planning authority.

5.24 REACTION FROM AUTHORITY

The study also revealed that there was no disruption by the planning

authority experienced by the developers who did not conform with the

approval.The developers stated that they had not noticed any further

harassment from the planners or their agents.

5.25 ADDITIONAL LANDUSE

The study sought to know the land use activity that the amended plan were

put into.

.

76

Table 5.14 shows type of landuse amended to.

RESPONSE FREQUENCY %

Commercial use 15 100

Industrial use - -

Institutional use - -

Mixed use - -

Total 15 100

Source; field work 09

All the respondents claimed that they amended the building to accommodate

commercial uses in the study area. This shows the commercial consciousness

of most of the developers and the quest for money.

5.27 OPINIONS OF THE DEVELOPERS ON DIFFERENT ISSUES

Efforts were made to ascertain the mind of developers on some issues and

their level of agreement with such claims. Below is table 5.15 that shows

details

77

Table 5.15 shows the different views of developers

S/N Item Strongly

Agree

Agree Disagree Strongly

Disagree

1.

Different groups of people

doing Town Planning work in

this area

82% 8% _ _

2. Many people concerned with

collecting money from

developers on site.

67% 12% 21% -

Source; fieldwork 09

It was observed that 82% of respondents agreed strongly that different groups

of people are doing Town Planning work in this area and that this is appalling.

Furthermore, 8% agreed that different groups of people were doing Town

Planning work in this area. None of the developers disagreed with this claim.

Again, 67.6 percent of respondents agreed strongly that many people were

just concerned with collecting money from developers on site, only 21

percent disagreed with claim.

78

SECTION B

5.30 DISTRIBUTED AND RETURNED QUESTIONNAIRES.

(TOWN PLANNING OFFICERS)

In this the section data from the responses of the town planners in the study

area are presented. 5.30 DISTRIBUTION AND RETURN OF QUESTIONNAIRES Table 5.16 Distribution and Return of Questionnaires to planners Local Government

Authorities

SAMPLE SIZE QUESTIONNAIRES

COMPLETED AND

RETURNED

% RATE OF

RETURN

1 Enugu North 3 3 100

2 Enugu South 3 3 100

3 Enugu East 3 3 100

TOTAL 9 9

Source: Field Survey 2009

Table 5.16 indicates that the sample distribution in relation to sampled

neighbourhoods achieved acceptable level of response at the rate of 100%

79

5.31 SEX DISTRIBUTION

The research sought to know the sex bracket of the respondents

(planning staff) in the three planning authorities. The questionnaires were

mostly distributed to the top management planners in the agency.

Table 5.17: Sex Distribution of the Respondents

Source: Researcher’s Field Work (2009).

Planning

Authorities

MALE FEMALE

Enugu North 2 1

Enugu South 2 1

Enugu East 3

Total 7 2

80

0

0.5

1

1.5

2

2.5

3

male female

East

South

North

Figure 5.13: Sex Distribution of the Respondents

Table 5.17 and figure 5.13 show the sex distribution of the member of

staff in the planning authorities. It was clear that 86.7% of them were male,

while only 13.3% of the respondents were females. This implies that there are

more male in the management of the agency.)

5. 32 AGE DISTRIBUTION

The research demanded to know the age bracket of the respondents

81

Table 5.18: Ages of the Respondents Age Numbers Of Respondents Percentage (%)

30-40 3 32

41-50 5 65

51-60 1 23

60 and above 0 0

TOTAL 9 100

Source: Researcher’s Field Work (2009).

0

10

20

30

40

50

60

70

30-40 41-50 51-60 above 60

AGE

Figure 5.14: Ages of the Respondents

82

Table 5.18 and figure 5.14 above show the ratio of the age of the respondents.

This represents that from the total number of 9 respondents, those that are at

the age bracket of 30-40years are 32%, and 65% respondents are between

the ages of 41-50years, this implies that the members of staff of planning

authorities are matured people which will help the researcher in getting valid

information about planning authorities

5.33 LEVEL OF EDUCATION

The research inquired into the level of education of the principal members of

the staff of the authorities as shown in the table and figure 5.19 and 5.15

respectively.

83

Table 5.19: Respondents Level of Education

Planning

Authorities

O.N.D BURP MURP ABOVE

MURP

Enugu North - 1 2 -

Enugu South - 1 2 -

Enugu East - 2 1

Total 18 4 5 0

Source: Researcher’s Field Work (2009).

0

0.20.4

0.60.8

11.2

1.41.6

1.82

O.N.D BURP MURP ABOVE MURP

East

South

North

Figure 5.15: Respondents Level of Education

From the information shown from table 5.19 and figure 5.15, all the

interviewed staff were well educated. Since their responsibilities are purely

84

professional. It was revealed that the least qualification had (B.Sc) level. This

implies that the members of staff of the agencies were matured and educated

people and this will help in the internal validity of the study

5.34: DEVELOPMENT CONTROL ACTIVITIES

The research sought to know the activities of the planning authorities as it

relates to development control. All the planning authorities are involved in

development control activities and all of them stated that they embark on

development control activities not less than twice a week.

Furthermore, about 50.2% of the interviewed planners posited that the rate of

physical development without approved plan in the study area was high, the

remaining 49.8% also stated that the rate of physical development without

approved plan in the study area was just fairly high, Hence, it was then

general agreed that the rate of physical development without approved plan in

the study area was on the high side.

85

5.35 FACTORS MILITATING AGAINST EFFECTIVE DEVELOPMENT

CONTROL ACTIVITY BY THE PLANNING AUTHORITIES

Table 5.20 and figure 5.16 reveal the factors militating against effective

development control, it was seen that 17.67 percent of the sampled

population viewed finance as a factor. Other sampled population sharing

different opinions as per the factor militating against effective development

control mentioned the following: man power (qualified manpower), 17.33

percent; lack of patrol vehicle 15 percent; poor salary or remuneration, 10.33

percent; political influence or pressure by the political appointees in the

authority 14.34 percent. The general inference was that all the above factors

have effect on the effective development control.

86

Table 5.20: Factors Militating Against Effective Development Control Activity Factors Militating Against Effective Development Finance Man power Equipment (vehicle) Poor Salary or Remuneration

Political Influence or Pressure All of the above

Percentage 17.67 17.33 15.00 10.33 14.34 25.33

Total 100

Source: Field Survey 2009

FINANCE

MANPOWER

EQUIPMENT

POOR SALARY

POLITICAL

ALL ABOVE

Figure 5.16: Factors Militating Against Effective Development Control Activity

87

5.36 WAYS PLANNING ADMINISTRATIVE STRUCTURE

INFLUENCE THE WORKINGS OF THE TOWN PLANNING

AUTHORITY

The research reveal that 90% of the planners sampled strongly agreed that

delay in the issuance of required permit to developers causes in-effectiveness

in the study area. They frowned at this incidence since the approval process

involves much beaurocracy. Again, about 87% also adduced that

development in the study area is characterized by some hiccup because of the

act of encouraging touts by some political executives of the authority. Many

of the touts that came to harass the developers will always claim that they

were sent by some of the political heads of the authorities especially the local

government chairman. This incidence was predominant in the Enugu North

planning authority area.

5.37: WAYS OF CORRECTING THE PLANNING ADMINISTRATIVE

STRUCTURE IN THE AUTHORITY

The research reveals that 92.4% of the planners suggested that one of the

ways of correcting the planning administrative structure in the authority is the

separating of the political class from becoming members of the planning

authorities. They said:

88

that this will cause for proper management of the development area and less

interference that paints the planning profession black in the face of

development challenges

Again, about 16% suggested for the full implementation of the 1992 Urban

and Regional planning law, from the local level up the ladder,

Furthermore, about 45% also posited the need to incorporate some more

environmental professionals in the administrative structure of the authority.

They claimed that the involvement of architects, land surveyors and estate

surveyors would enhance the effectiveness of the planning authority

5.38: PLANNING ADMINISTRATIVE STRUCTURE AND THE

RATE OF NON-COMPLIANCE TO PLANNING STANDARDS IN THE PLANNING AUTHORITY

The research had to determine if the planning administrative structure of the

various planning authorities had any influence on the rate of non-compliance

to planning standards in the authority. It was revealed from the study that all

the planners (respondents) answered in affirmation. All of them concurred to

the fact that the planning administrative structure of the various planning

authorities had influence on the rate of non-compliance to planning standards

in the authority.

89

5.39: PPERCENTAGE RATING OF THE ADMINISTRATIVE

STRUCTURE INFLUENCE ON COMPLIANCE RATE BY

DEVELOPERS

The study investigated to know in percentage rating, the influence of the

planning administrative structure of the various planning authorities on the

compliance rate by the builders in their areas of jurisdiction as there are other

factors that influence compliance level in every area. In other words, to

isolate in concrete terms the aggregate influence of this administrative

structure to the rate of compliance to planning regulations.

Table 5.21: Average response on the administrative structure influence on compliance rate by developers (in percentage)

Source: Field Survey 2009

Planning Authorities Responses

Enugu North 62%

Enugu South 89%

Enugu East 80%

90

0102030405060708090

Enugu North Enugu South Enugu East

PERCENTAGE INFLUENCE

Figure 5.17: Average response on the administrative structure influence

From the presentations above, it was obviously clear the respondents from the

various authorities had a strong conviction that the administrative structure of

their authorities influences the rate of compliance to development standards in

the area. The respondents from Enugu North posited that the administrative

structure of their authority has 62% influence on rate of compliance to

development standards. For those at Enugu South, it has 89% influence, the

case is not different in Enugu East where they posited that the administrative

structure of their authority has 80% influence on rate of compliance to

development standards

91

5.40: INFLUENCE OF ADMINISTRATIVE STRUCTURE ON RATE OF COMPLIANCE

Furthermore, the study determines the respondents’ opinions on the

developers’ rate of non-compliance to planning standards in the study area

due to the nature of the composition of the current planning administrative

structure of the various planning authorities. This presentation in table

5.22was done as it relates to the views of the respondents in each of the

planning authorities.

TABLE 5.22: Assessment of influence of administrative structure on rate of compliance

Source: Field survey 2009

It was observed from all the planning authorities that the rate of non-

compliance to planning standards in their planning authority which was

attributed to the planning administrative structure of the planning authorities

was high. For those in Enugu North, the rate of non-compliance to planning

Planning authorities RATE OF NON COMPLIANCE (%) High Moderate low

Enugu North 63 10 27

Enugu South 72 8 10

Enugu East 68 18 14

92

standards in their planning authority which was as high as 63%, for those in

Enugu South, 72% and for those in Enugu East, 68% high. In other words,

that due to the lapses in the planning administrative structure of the

authorities, the rate of non-compliance to planning standards by the

developers in the study area is high. Again, only about 14% of the

respondents averagely stated that the rate of the influence of the planning

administrative structure on the rate of non-compliance to planning standards

in their planning authority was moderate. This observation is rather

embarrassing though.

The output was further used to validate the hypothesis to see if there are

significant differences in the various authorities

5.41 FACTORS THAT INFLUENCE CONTRAVENTION

From table 5.23, it is evident that majority of the respondents – planners-

believe that the major factor that contributes to contravention was political

interference and lack of political will by the planning authorities, about 85%

of the respondents held this view. 40% believes that it was due to corruption

amongst planning officials. Some others opined that this contravention

93

incidences was as a result of the presence of touts in the profession which

was encouraged by some political executives in the authorities, this group

accounted 76% of the respondent. Weak financial position was another

reason posited by 45% of the respondents to be one of the factors that

contribute to contravention. Again, some believes that delay in obtaining

planning permission as well as ignorance of developers encourage building

contravention.

Therefore, going by the opinion of the respondents, it was concluded that the

major factors which contributed to development contravention was political

interference and lack of political will by the planning authorities as well as

involvement of touts in development control activities.

Table 5.23: FACTORS THAT CONTRIBUTE TO ILLEGAL DEVELOPMENT / LAND

USE CONTRAVENTION FACTORS % OF RESPONDENTS

Corruption amongst officials 40

Weak financial position 45

Ignorance of developers 25

Inadequate planning personnel 5

Political interference &lack of political will 85

Delay in obtaining planning permission 25

Encouraging touts by some political executives 76

Restrictive planning & building regulations 59

Source: Researcher’s field survey, 2009

94

5.40 TEST OF RESEARCH HYPOTHESIS

The null hypothesis states that the perception of the planning officials

on the influence of the planning administrative structure on the rate of non-

compliance to planning standards are not significantly different across the

various planning authorities in the study area .

. Below is the table that was used for the analysis using chi square

statistical tool.

Table 5.23: Values used for the analysis

Planning authorities RATE OF NON COMPLIANT (%) High Moderate low

Enugu North 63 10 27

Enugu South 72 8 10

Enugu East 68 18 14

Source: Culled from table 5.21 and 5.22

95

RESULTS:

The result of the hypothesis indicates that the perception of the

planning officials on the influence of the planning administrative structure on

the rate of non-compliance to planning standards are significantly different

across the various planning authorities in the study area . (X2 = 18.09, p.sig =

0.04, p<0.05), Hence, the null hypothesis was rejected. This indicates that the

opinions of the town planners on the influence of the planning administrative

structure on the rate of non-compliance to planning standards are significantly

different across the various planning authorities in the study area

5.50. DISCUSSIONS

1. Existing administrative structure of the various development control

machineries in the study area

It was observed from the study that the administrative structures of the

various development control machineries in the study area are the same. This

is in line with the Town Planning law of the State that established the

planning authority in the state. (Enugu State Town Planning Law, 2004, -

adopted from the 1946 Town Planning law of Nigeria).

96

Presently, the administrative structure of the development control

machineries has the Commissioner of the Ministry of Lands as the general

overseer of the planning and development activities in the state. He transmits

government policies down the ladder. His office is followed by the Authority

Board (i.e. the Authority) which sits from time to time on invitation to shape

issues for implementation. In the membership of the Authority are the

directors of the three departments of the Ministry of Lands, namely

i. Director of town planning

ii. Director of land department

iii. Surveyor general of the states and the area engineer ministry of works

in the zone concerned. Other members are the chairman of the Local

government area, the health officer (Environmental), three (3) members

representing the communities that comprise the local government area whose

appointments are on the recommendation of the local government chairman

and the executive town planner who is the secretary and the ex-officio

member. Figure 5.1shows the pictorial explanations of the structure

97

Town Planning Administrative structure in Enugu Metropolis

iv. v. vi. vii. viii. ix. x. Fig 5.1 Town Planning Administrative structure in Enugu Metropolis Source: Dept of Town Planning, Enugu State Ministry of Lands and Survey,2009

Down the ladder is the technical and non skilled workers which include the

clerical officers, messengers, securities and the cleaners. From the study,

operationally, the chairman of the Local government area is always the

leader on the ground and his political influence wields a lot of administrative

influence in the operations of the development control machineries. For

instance, some major development control activities like demolitions might

Commissioner In Charge

Authority Board

Chief Executive/Secretary

Chairman

Health Officer Town Planners Civil Engineer

Clerical Officers Technical Officers

Messenger Cleaner Security

Planning Assistant

98

be frustrated when he has not given his express permission. At times the

hands of the planning officers are tied especially those that do not have

political affiliation with the chairman of the Local government area on some

decisions.

2. Factors influencing compliance to planning standards in the study

area.

The study identified eight factors that influence contravention rate in the area.

These include Corruption amongst officials, Weak financial position of the

planning authorities, ignorance of developers to planning standards,

Inadequate qualified planning personnel in the various planning authorities,

persistent political interference and lack of political will by the planning

officers, delay in obtaining planning permission, encouragement of touts by

some political executives in the activities of town planning and finally the

restrictive planning & building regulations. Out of all these factors, it was

concluded that the two major factors which contributed to development

contravention was political interference and lack of political will by the

99

planning authorities as well as involvement of touts in development control

activities

3. Influence of the existing administrative structures on the rate of

non-compliance to planning standards

The result of the hypothesis indicates that the perception of the planning

officials on the influence of the planning administrative structure on the rate

of non-compliance to planning standards are significantly related across the

various planning authorities in the study area. It was observed from all the

planning authorities that the rate of non-compliance to planning standards in

their planning authority which was attributed to the nature of the planning

administrative structure of the planning authority was high. Most of the

respondents believed that the rate of non-compliance to planning standards in

their planning authority will drastically reduced if a better administrative

structure is adopted in their planning authority. For the planners in Enugu

North planning authority, about 63% of them attributed the present rate of

non-compliance to planning standards by developers to the weak and lopsided

administrative structure in place. The case is not different in Enugu South

planning authority were as high as 72% of them attributed the present rate of

100

non-compliance to planning standards by developers to the poor

administrative structure in place. The same situation is in Enugu East town

planning authority. In all, it was generally seen in the study that the major

stake holders in the development control activities has flawed the structure

that they are operating with and summarily has linked the incessant

incidences of contravention to planning standards by developers to the

planning administrative structure on. This observation is rather embarrassing

though.

5.60 SUMMARY OF FINDINGS

This section attempts to highlight further findings identified in the

analysis of the data collected for the study. Despite the existence of town

planning authorities and the structured administrative framework whose

portfolio includes development control of urban land use, many buildings

have been and are being constructed without approved plans in the Enugu

Municipality. The analysis of data revealed a high rate of building

contraventions according to the planners in the study area due to ineffective

development control activities being carried out and very poor administrative

101

machinery that is characterized by political maneuverings by the political

members of the planning authority. Owing to ineffective monitoring of

developments and the existence of touts in the study area, most developers put

up their buildings without seeking for approval from the respective planning

authorities. This no doubt resulted in high rate of illegal developments. In the

same vain, this study revealed that due to the lapses in the planning

administrative structure of the authorities, the rate of non-compliance to

planning standards by the developers in the study area is high. It was

observed that only 22.5% of the respondents stated that the rate of the

influence of the planning administrative structure on the rate of non-

compliance to planning standards in their planning authority is moderate.

This revelation is in congruence with what was observed in the hypothesis

which implies that this unfortunate occurrence is same in all the sampled

authorities. This observation is rather embarrassing though. All others linked

the non-compliance to planning standards in their planning authority areas to

the poor planning administrative structure in the planning authorities. This

calls for major concern by the policy makers and government in general

102

whose responsibility is to see to the effective composition of the planning

authorities.

On the other hand, lack of adequate manpower for effective monitoring

of developments is a major cause of building contraventions found in the

study area. Apart from inadequate manpower, most of the staff involved in

development control activities in the study area not qualified to do so since

they are mainly supporting staff attached to the planning agencies by the local

government. The nature of contraventions identified ranges from buildings

without approval to incompatible uses. Another aspect identified is lack of

dedication to duty on the part of those charged with development control

activities and the involvement of touts in the development control activities.

The political members of the planning authorities always send quacks into the

field to do the work of the town planners. This may have accounted for

springing up of unauthorized structures and low revenue generation. Apart

from the staff not being dedicated to duty, some of them connive with

developers to promote illegal developments.

Again, there is absolute lack of public awareness on the importance of

development control. Due to lack of public awareness on measures of

103

development control, developers carry out illegal developments without

recourse to the approving authority because they know their activities will not

be reported and that even if reported they may as well influence it politically.

104

CHAPTER SIX: RECOMMENDATION AND CONCLUSION

Considering the need and importance to achieve organized environment

devoid of illegal development, it is imperative that effort should be made to

ensure that a healthy environment is realized in line with the following

recommendations.

6.10 Recommendations

6.1 There should be a frantic effort made towards proper reconstituting of

the various administrative planning structures since this study has proven that

its present form has direct link with the increased non-compliance to planning

standards in their planning authority areas by the builders. The structure

should be such that will not allow the political class to make decisions in

issues that involves development control. Hence the planning authority should

be only accountable to the director of Town Planning with minimal

interference from the local government chairmen. It is also recommended that

the Authority board be the Apex of the Administrative structure in which case

the director of Town Planning who is a member does the liaison with and

represents the Commissioner in-charge. The chairman should be appointed on

105

part-time and should be a retired Town Planner, or an employee Town

Planner not working within the Authority Area. See fig 6.1

Authority Board

Chairman of Authority

Chief Executive/ Sec

Health Officer Town Planner Civil Engineer

Tech.officers Planning Assistant Clerical officers

Messenger Cleaners Security

6.2 The implementation of the Nigerian Urban and Regional Planning

Law will enhance reorganization of town planning administration in the study

area. When this is done, more articulate and effective development control

will be enhanced.

106

In the same vein, some other government departments, professional

bodies and professions which are supposed to be fully involved in

development control will be fully integrated and incorporated into the system.

6.3 It is recommended that the various Town Planning Authorities with

possible assistance of government should urgently embark on vigorous public

enlightenment programmes. This is to educate the public (developers) on the

functions and responsibilities of the Town Planning Authority, the benefits

derivable from good planning with respect to clean and healthy environment

and the need to neglect the harassment of touts in the development sites.

Developers should always insist to come to town planning office for

clarification when in doubt of any thing. Such enlightenment programmes

may be in the form of radio and television discussions, newspaper publication,

organised seminars, symposia, jingles etc, while the medium of

communication should be simplified for the sake of easy comprehension by

members of the public.

From the research carried out, there is serious indication of inadequate

manpower in the respective town planning authorities for effective

107

development control. In view of the identified problem, there is need to

employ more qualified manpower to reinforce the existing staff of the

authorities. This will make the operations of the planning authorities more

effective. Again, those to be employed should be honest and dedicated since

effective monitoring and control depend on the caliber of staff of the

authorities. Furthermore, corrupt practices among officials are likely to be

minimized if the right calibre of qualified personnel could be employed.

There is also need to make provision for training and retraining of staff

of the authorities in development control matters for purposes of efficiency.

.

6.20 CONCLUSION

This research sufficiently indicates that developers in the authority areas

under study were amenable to the demands of Town planning services should

town planning work be done properly in the authority area. Again, it was

observed from all the planning authorities that the rate of non-compliance to

planning standards in their planning authority which was attributed to the

nature of the planning administrative structure of the planning authority was

high. Unfortunately, two groups of workers were seen to be involved in

108

carrying out the work; one, the legitimate officials of the town planning

authority who reasonably strive to work according to the rules of the

profession and another group (political party thugs) who work for their own

selfish interests (their pockets). Findings even showed that the latter usually

go to the extent of harassing and intimidating developers on site with a view

to extorting money from them thereby killing the essence of town planning

profession in the minds of the people.

Similarly, the headship of the town planning authorities by political

chief executives such as the commissioner in charge or the local government

chairman which was expected to bestow political power on the strength of

town planning authorities now seems, from this research, to sometimes be

working on the opposite direction. These political chief executives were

revealed to be connected with the sending of the said political boys who

tarnish the image of town planning on developers’ sites. This is akin to the

proverbial dog which ate the bone hung on its neck for security and makes

imperative the review of the planning administrative structure that gave these

political chief executives the chance to mess up the planning profession in the

authority area and beyond. Thus, it was recommended that the Authority

109

board be the Apex of the Administrative structure in which case the director

of Town Planning who is a member does the liaison with and represents the

Commissioner in-charge. The chairman should be appointed on part-time and

should be a retired Town Planner, or an employee Town Planner not working

within the Authority Area.

110

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Akure” B. Tech Thesis: Urban and Regional Planning Department. The Federal University of Technology, Akure, Nigeria

Adedibu, A.A (1995) “The Essence and scope of Development Control within the

New Urban and Regional Planning Law – Decree No. 88 of 1992”. NITP Workshop, Abeokuta Pp. 1- 8.

Adedibu, A.A. (1985) “The practice and constraints of Physical Planning in

Nigeria. The care of Kwara State. Journal of the NITP, Vols. iv & v, Lagos. Adeniji, A.A. (1992), “The practice and constraints of Physical Planning in Nigeria:

The case of Kwara State”. Journal of the NITP, Vols. iv & v, Lagos. Adesanya (1996), “Trends in Urban Planning in Nigeria: The case of Jos City”

Journal of Development Studies, Vol. 1 No. 2, Oct 1981 pp 61 – 72. Awogbemi, A. A. (1982), “The Essence and Scope of Development Control Within

The Context of the New Urban and Regional Planning Law 1992” Organised by Nigerian Institute of Town Planners at Abeokuta.

DobryT.(1975) “ Urban Economics, Theory and Policies” Macmillian publishers,

Ibadan Ekop, O.B (1982) “Development Control in Calabar Municipality: Problems and

Prospects” Journal of theNITP. Falters, U (1977). “Development Control Topics”: The Planner. London Federal Government of Nigeria,(1946), Town And Country Planning Law of

Eastern Nigeria Cap 126 of 1946. Lagos Federal Government of Nigeria,(1991), National Population Commission (1991).

Abuja

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Federal Government of Nigeria (1979), The Nigerian Constitution 1979, Abuja Federal Government of Nigeria,(1992), The Nigerian Urban and Regional Planning

Law, Decree No. 88 of 1992. Abuja Gasper,(1989), Urban Land Use Planning, University of Illinois, press. Garnvwa (1994), “Urban Planning and Control of Urban Physical Growth in

Nigeria. A Critigue of public and private Role NISER Ibadan. Graper .P (1989). “Making People – Friendly Towns”, Improving the Public

Environment in Towns and Cities, Longman. Hilhorst C. (1990) “Design and Development Control An Analysis of Condition and

Refusal”., Cities London

Hyden, U.O (1983) “Models of Urban Geography and Settlement Location” Models in Geography in RJ Chorley and P. Hagget (eds) Location, Methuen pp 60 –303.

James (1987) “Development Control”

http://www.Exeter.gov.uk/residents/planning/developmentcontrol/indes xml.

Kadiri, W.A (1995) “Development Control at the Three Agencies Level within the framework of the New Urban and Regional Planning Decree”. In Development Control within the Context of the New Urban and Regional Planning Law-Decree No 88 of 1992. Proceedings of Workshop, Organized by NITP, Abeokuta, Pp. 9-14.

Mabogunje. A. L. (1993) Urbanization in Nigeria, Institute of British

Geographers, Special Edition. No. 1.

Nze, I. 1995) “Development Control. Matters Arising in the 4th Republic”. Paper Presented at the 30th Annual Conference of the NITP held in Akure, Ondo State.

112

Onyebueke, V.U (1995) “The Linkages in the Distribution of Urban Informal Sector Business in the Urban Residential Space. A Case Study of Enugu.” An Unpublished Master’s Degree Dissertation Department of Urban and Regional Planning University of Nigeria. Enugu Campus.

Oyesiku, O.O (1999) Modern Urban and Regional Planning Law and

Administration in Nigeria, University of Ibadan: Kraft Books Limited.

Ola, C.S (1984) Town and Country Planning Environmental Laws in Nigeria, Second Edition Ibadan, University Press Ltd.

Oyesiku, O.O (1992) Modern Urban and Regional Planning Law and

Administration in Nigeria, University of Ibadan: Kraft Books Limited. Okpala D.C (1985) “Roles of the Private Builder and Public Policy in Shaping the

Nigerian Environment. Journal of the NITP, vols. iv and v, NITP, Lagos. Olajuyin and Olayiwola (1985), “Report on the Development Through an

Effective Applications of Planning Standards in Oyo, Ondo and Ogun states”, University of Ife.

Onibokun, A. G. (1992), “Urbanisation in the emerging Nations: A challenge for

Pragmatic Comprehensive Regional Planning” in Housing in Nigeria. (A book of Reading)

Omisore (1999): Planning Issues in Nigeria: Land Tenure Systems and the Land

Use Act Lagos: Frontline Publication.

Okunlola, (1996) “A comparative analysis of the spatial distribution of Market centers in Osun State. Ph. D Seminar Paper, Federal University of Technology, Akure, Nigeria

Onibokun, (1992). “Effective Urban Management and Government for Sustainable

Cities in Nigerian the 21st Century”, Journal of the NITP, Pp. 41-53.

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Oyesiku, O.O (1999) Modern Urban and Regional Planning Law and Administration in Nigeria, University of Ibadan: Kraft Books Limited.

Onweluzo and Umeh (1989) Development Control; Basic Concepts. Working

Paper. Department of Urban and Regional Planning, UNEC. Obialo, 1983 “Making People – Friendly Towns”,Improving the Public

Environment in Towns and Cities, Longman. Olowu . O (1985) “New Approach To Development Control Within The

Framework of The 1992 Urban and Regional Planning Law”.. Paper Presented at the 30th Annual Conference of the NITP Held in Akure, Ondo State.

Ozigbo Y. (2006) “Principle of New Urban and Regional Planning, AFRICAN-

FEP Publishers Limited. Rondinelli T. (1989), “Development Control in National Parks”, The

Planner.London Ubaka H.I (2007) “Location and Distribution of Petrol filling stations in Benin

M.sc. Thesis, University of Benin. Umeh L.C & Illoanya (1997) , Planning Profession and Guild For Practice in

Nigeria, Freeman’s Publishers, Enugu Campus.

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APPENDIX I : QUESTIONNAIRES TO DEVELOPERS Dept. of Urban & Regional Planning, University of Nigeria Enugu Campus Date:

Dear Respondents,

Questionnaire I am a student of Urban and Regional Planning of the above-named

school. I am carrying out a research for an award of the degree of Master’s.

This exercise is purely for academic purpose, and any information supplied

will be kept strictly confidential.

Thanks for your co-operation.

Ikejide, C. N. (Researcher)

115

SECTION A

PERSONAL DATA

1. Name of Neighbourhood …………………………………….

Tick () to indicate your choice of answer.

2. Sex: A. Male ( ) B. Female ( )

3. Occupation: A Private sector ( ) B. Public Service ( )

4. Age: A. 30 – 40 ( ) B. 41 – 50 ( )

C. 51 - 60 ( ) D. 61 – 70 ( )

5. Income per month: A. N20,000 – N30,000 ( )

B. N31,000 – N40,000 ( ) C. N 41,000 – N50,000 ( )

B. ASSESSMENT OF DEVELOPMENT CONTROL

6. How long have you started this development?

A. Les than 1 year ( ) B. Up to 2 years ( )

C. up to 5 years ( )

7. Was your building approved by the Town Planning Authority?

A. Yes ( ) B. No ( )

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8. Did you experience the harassment of people that came demanding

for your building approval in your site

A. Yes ( ) B. No ( )

9. If yes, how did you handle them in the site

a. Pay them off

b. Agree to visit them in the office

c. Others

10. Have you experience thugs in your site?

A. Yes ( ) B. No ( )

11. If yes, how did you identify them?

Specify---------------

12. Was your approved plan amended/altered?

A. Yes ( ) B. No ( )

13. If yes, what were the reasons for the amendment?

A. Need for more rooms ( )

B. High cost of building materials ( )

C. Change in taste of design

D. Others (Specify) ……………………………………….

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14. Did you get approval for the amendment?

A. Yes ( ) B. No ( )

15. If not, has there been any reaction by the Authority?

A. Yes ( ) B. No ( ) C. They did not come again ( )

16. Did you attach/incorporate any other land use since the commencement

of your building?

A. Yes ( ) B. No ( )

17. If yes, what type of use?

A. Commercial use ( ) B. Industrial use ( )

C. Institutional Use ( ) D. Mixed use ( )

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Choose from strongly Agree (SA), Agree (A) Disagree (D) or Strongly

Disagree (S) against each of the following statements:

S/N Item SA A D SD

18. It appears there are different groups of

people that do the Town Planning work in

this area

19. Some of them concern more with collecting

money from developers on site.

20. Some developers prefer to “settle” such

people on site instead of going to office for

approval.

21. Majority of developers are always in a haste

to commence building that they would not

wait for Authority’s guide

22 The general spatial arrangement of this

neighbourhood is an evidence of

effectiveness of development control

activities

23. Do you agree that some developers do not visit the town planning offices for approval before developing their site (a) Yes (b) No 24. In your opinion, what are the factors that influence compliance to planning standards List them -------------------------------------------------

119

APPENDIX II: QUESTIONNAIRES TO THE TOWN PLANNERS

Dept. of Urban & Regional Planning, University of Nigeria Enugu Campus Date:

Dear Town Planning Officer,

Questionnaire I am a student of Urban and Regional Planning of the above-named

school. I am carrying out a research for an award of the degree of Masters in

Urban & Regional Planning. This exercise is purely for academic purpose, and

any information supplied will be kept strictly confidential.

Thanks for your co-operation.

Ikejide, C. N. (Researcher)

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SECTION A

PERSONAL DATA

Tick () to indicate your choice of answer.

1. Name of the Authority …………………………………….

2. Sex: A. Male ( ) B. Female ( )

3. Age: A. 30 – 40 ( ) B. 41 – 50 ( )

C. 51 - 60 ( ) D. 61 – 70 ( )

4. Income per month: A. N20,000 – N30,000 ( )

B. N31,000 – N40,000 ( ) C. N 41,000 – N50,000 ( )

5. Educational qualification: A. OND/HND ( ) B. BURP/B.SC ( )

C. MURP ( ) D. ABOVE MURP ( )

B. ASSESSMENT OF DEVELOPMENT CONTROL

6. Does your authority carry out development control? A. Yes ( ) B. No ( )

7. How often do you carry out field inspections in the Authority Area? A. Daily ( ) B. Once a week ( ) c. Twice a week 8. What is the rate of development without approved plan A. Very High B. High C. Moderate D. Low E. Very low

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9. What are the causes of contravention in the area? A. Delay in the issuance of required permit to developers B. Corrupt authority officials weaken the development control system in the area.

C. Inadequate qualified planning personnel. D. encouraging touts by some political executives of the

authority E. Political interference &lack of political will F. Weak financial position g. Restrictive planning & building regulations H. Ignorance of developers 10 What are the most prominent types of development contravention in the

Authority area? Please list ----------------------------------- 11. What is/are the greatest problem(s) that militates against the

effectives of the Planning Authority in the Authority Area? A. Lack of fund B. Lack of qualified personnel C. Influence of political appointees in the authority D. Others--------------------------

122

12. From the table below, rate the ways in which planning administrative structure influence the workings of the Town Planning Authority. Tick (v) against your choice of answers from strongly Agree (SA), Agree (A) Disagree (D) or Strongly Disagree (SD) against each of the following statements: S/N Item SA A D SD

13. Delay in the issuance of required permit to

developers causes in-effectiveness

14. Corrupt authority officials weaken the

development control system in the area.

15. Shortage of qualified planning personnel.

16. Compliance of development control

measures by developers is high in the

authority area

17 By encouraging touts by some political

executives of the authority

20. Suggest ways of correcting the planning administrative structure in the authority? Specify them------------------ 21. Do you think that current planning administrative structure influences the rate of non-compliance to planning standards in your authority A. Yes ( ) B. No ( )

22. If yes, rate in percentage the extent of this administrative structure influence on the rate of compliance to planning standards ---------------------

123

23. If yes in question 21, then assess the rate of the influence of the planning administrative structure on the rate of non-compliance to planning standards in your authority?

A. . High B. Moderate C. Low

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APPENDIX III: RESULT OF THE HYPOTHESIS WEIGHT BY score . CROSSTABS /TABLES=struct BY author /FORMAT= AVALUE TABLES /STATISTIC=CHISQ PHI CORR /CELLS= COUNT /COUNT ROUND CELL . Crosstabs [DataSet0]

Case Processing Summary

100a 100.0% 0 .0% 100 100.0%struct * authorN Percent N Percent N Percent

Valid Missing TotalCases

Number of valid cases is different from the total count in the crosstabulation tablebecause the cell counts have been rounded.

a.

Chi-Square Tests

18.090b 1 .040 32.823 1 .000

44.605 1 .000.000 .000

35.256 1 .000

101

Pearson Chi-SquareContinuity Correction a

Likelihood RatioFisher's Exact TestLinear-by-LinearAssociationN of Valid Cases

Value df Asymp. Sig.

(2-sided)Exact Sig.(2-sided)

Exact Sig.(1-sided)

Computed only for a 2x2 table a.

0 cells (.0%) have expected count less than 5. The minimum expected count is 10. 48.

b.

125

Symmetric Measures

.594 .000

.594 .000

.594 .059 7.342 .000c

.594 .059 7.342 .000c

101

PhiCramer's V

Nominal byNominal

Pearson's RInterval by IntervalSpearman CorrelationOrdinal by Ordinal

N of Valid Cases

ValueAsymp.

Std. Errora Approx. Tb Approx. Sig.

Not assuming the null hypothesis.a.

Using the asymptotic standard error assuming the null hypothesis.b.

Based on normal approximation.c.