DISTORTIONS OF THE URBAN LAND MARKET IN NIGERIAN CITIES AND THE IMPLICATIONS FOR URBAN GROWTH PATTERNS: THE CASE OF ABUJA AND PORTHARCOURT BY Opuenebo Binya Owei Rivers State University of Science and Technology PMB 5080 PortHarcourt, Nigeria
BACKGROUND TO THE STUDY Abuja and PortHarcourt like other cities in Nigeria have experienced rapid urban growth both in terms of their populations and physical expansion. Annual population growth rates are estimated to be above 5%. Abuja is Nigeria s Federal Capital Territory. It was created by military decree in 1976. Presently it comprises of the Federal Capital City and six Area Councils. Port Harcourt, capital city of Rivers State, was created under the colonial rule in 1911. Case study portrays two eras in Nigeria s urban development history. Land for urban development has been a contextual issue in Nigeria. Both cities provide specific perspectives on how land enters the market, the instrumentation of public land acquisition and regulation in defining urban growth patterns.
Table 4: Growth of Settlements in the Federal Capital Territory 1987 to 2001 S/NO. SETTLEMENTS SIZE IN 1987 (KM 2 ) SIZE IN 2001 (KM 2 ) Growth Rate % 1. Abuja FCC 15.862 105.127 40.2 2. Dutse Alhaji 0.092 1.743 128.2 3. Gwagwa 0.237 3.147 87.7 4. Idu /Karmo 0.464 6.051 86.0 5. Karu / Nyanyan 2.725 27.965 66.2 6. Kubwa 0.112 13.565 858.0 7. Kuchigoro 0.024 1.084 315.5 8. Lugbe 0.105 4.594 305.4 9. Zuba 0.649 4.298 40.2
MAIN ISSUES FOR DISCUSSION The study examines the following questions: What are the formal and informal processes through which land enters the market? How do interventions in the land market especially through public acquisitions and land laws define urban growth patterns? What factors underlie the process of unplanned and unregulated urban land development in Nigerian cities? To answer the questions the study focused on the following: Public lands acquisition and its impacts on urban development Land Laws and land regulations and their impacts Urban planning and Implementation of Urban Master Plans
METHODOLOGY Case study presentation covering Abuja FCT and Port Harcourt Direct interview of Key informants including the following: Community groups Government officials Professional groups Allotees of government land Secondary data from official and academic publications Personal field observation
FCT ABUJA AND PORTHARCOURT ADMINISTRATIVE STRUCTURES FIG. 1: THE FEDERAL CAPITAL TERRITORY AND THE SIX AREA COUNCILS N N N N Rumuosara Rukpoku Rumuchiolu Eneka Rumuebule ABAJI AREA COUNCIL GWAGWALADA A RE A COUNCIL ABUJA M UNICIPAL AREA COUNCIL BWARI AREA COUNCIL FEDE RAL CAPITAL CITY Road Rumuoji Rumuoegwu RUMUODOMAYA Rumuagbaolu Rumuoluku Rumuosi Oroigwe Choba Ofori Iriebe Rumuopara O z uoba Rumuodara Mgbuoba Rumuokwrushi Ogbogoro Rumuigbo Rumuogbo Rumuomoi Elelenwo Rumuokuta Rumuomasi Rumuwoji Rumuobiakani Rumuibekwe Eleparawon Rumueme R umuogba Rumuolumeni Oginigba Azuobie Akpajo Diobu Nk pogu Okuru Okujagu PORT Amadi HARCOURT Ama Abuloma Ikwere PH / ABA Express Way Old Bakana Isaka KWALI AREA COUNCIL Borikiri Okrika Is. KUJE AREA COUNCIL 4 0 4 8 12 Km. SCALE:- 1:200,000 0 8 16 24 32 Km. Source: Ministry of Federal Capital Territory, (2002) LEGEND STATE CAPITAL LGA HEADQUARTERS OT H ER T OW N S & VILLAGES LGA BOUNDARY EXPRESS ROAD OTHER ROADS R IVER S/CREEKS FIG. 2: ADMINISTRATIVE MAP OF PORT HARCOURT METROPOLIS
FINDINGS Demand for land outstrips supply especially for lower income families. Traditional attachment to land by indigenous urban communities and land struggles. Failure of the Land Use Act of 1978 either in regulating ownership or increasing access to land. Speculation and abuse in the use of Certificate of Occupancy. Distortions arising from problems in Implementing both the Abuja and Port Harcourt Master Plans. Lack of consistent policy direction for urban development.
FINDINGS contd Failure to recognize the dynamics of urban growth especially the influx of middle and lower income people in search of employment. Progressive marginalization of the urban poor and even the middle class in Nigeria s urban land market. Absence of a land policy. Urban growth is largely characterized by un - planned and un regulated developments. Demolitions and re-certification measures can only be temporary in nature.
POLICY IMPLICATIONS Need to develop effective institutions backed by appropriate laws and regulations that can be implemented Public policies should be clear without ambiguity. Need for a workable long term approach to urban planning and land management Land use planning especially at local levels cannot be effective without the participation of local people through continuous dialogue. Good governance is an imperative for managing urban growth.
RECOMMENDED FUTURE RESEARCH Researches that provide innovative long term approaches to urban land use planning given the levels of resources and human capacity and governance experiences that exist in Nigeria and other LDCs. In depth analyses of the issues underlying conflict between indigenous urban communities and the state and the impact on land for urban development.