PLANNING IMPLICATIONS OF HOUSING DEVELOPMENT IN JOS JARAWA DISTRICT, JOS NORTH, PLATEAU STATE, NIGERIA.

ABSTRACT

This study aims at examining the housing development in Jos Jarawa. 150 households were surveyed across the District employing simple random sampling technique in order to generate data on the physical, social and economics characteristics of households. The analysis revealed that residents are of high density zone with their occupation of householders being served as basis for establishing status. It assumes that the status of a person translates into his earning, which also influences his choice of location and type of housing to reside. During the research, it was discovered  that most residents live in inadequate housing that lack basic infrastructure and facilities. The high density neighborhoods are unplanned and unsafe with poor sanitary condition. The condition of the neighborhoods allows us to conclude that such locations have suffered long neglect by government with respect to infrastructure development, provision of social amenities, and enforcement of development control standards. Based on the findings, the study proffered appropriate recommendations that there is need for policy of providing public housing for the low-income earners in Jos Plateau and as well as implement urban renewal programme for the area.

TABLE OF CONTENT

CHAPTER ONE: INTRODUCTION...............................................................................1

1.1 Background of the study.........................................1

1.2 Statement of the Problem.....................................................................4

1.3 Research Questions...........................................................................................5

1.4 Aim of the Study........................................................................6 

1.5 Objective of the Study.................................................................................6

1.6 Scope of the Study..................................................................................6

1.7 Area of Study.....................................................................................7

1.7.1 Location and Population........................................................................8

1.7.2 Relief and Drainage...............................................................................8

1.7.3 Climate and Weather...............................................................................9

1.7.4 Topography and Geology............................................................................................9

1.7.5 Vegetation.....................................................................................10

1.8 Operational Definition of Terms............................................................................10

CHAPTER TWO: LITERATURE REVIEW..................................................................12

2.1 Conceptual Framework..................................................................................12

2.2 Concept of Housing..............................................................................................13

2.3 Housing Market............................................................................................17

2.4 The Nigerian Housing Market..............................................................................17

2.4.1 Housing Demand........................................................................................18

 2.4.2 Housing Supply..................................................................................19

2.5 Housing Provision in Nigeria..............................................................................19

2.5.1 The Private Sector....................................................................................20

2.5.1.1 Individuals..............................................................................................20

2.5.1.2 Co-operative Bodies...............................................................................20

2.5.1.4 Estate Developer/Agents...................................................................21

2.5.1.5 Non-Governmental Organization and Voluntary Organizations..............................21

2.5.1.6 Foreign Partners/Investors.........................................................22

2.5.2 The Public Sector......................................................................................22

2.5.2.1 The First National Development Plan (1962-1968).................................................22

2.5.2.5 The Year 1985 till the Present.................................................................................23

2.6 Theories of Housing.......................................................................24

2.6.1 Theory of Housing Adjustment (Morris and Winter 1978).......................................26

2.6.2 The Anarchist Theory of Housing (Pierre-Joseph Proudhon)...................................26

2.6.3 The Marxist Theory of Housing................................................................................26

2.6.4 The Housing Common(s) Theory (Hodkinson, 2012)...............................................27

2.7 Concept of Planning..................................................................................28

2.7.1 Planning Authorities...............................................................................29

2.7.2 Planning Policies of Housing.....................................................................................31

2.8 Housing Development........................................................................33

2.9 Planning Implications of Poor Housing Development..................................................34

2.10 Sustainable Housing Development..............................................................................36

CHAPTER THREE: RESEARCH METHODOLOGY...............................................38

3.1 Introduction.............................................................................38

3.2 Research Design/Method.....................................................................................38

3.2.1 Primary data.....................................................................................38

3.2.1.1 Questionnaire...............................................................................39

3.3.1.2 Focus Group Discussion..........................................................................................39

3.3.1.3 Interview.........................................................................................39

3.3.1.4 Observation........................................................................................40

3.3.2 Secondary Data..............................................................................40

3.3 Population of Study...........................................................................40

3.4 Sample size of the Study.......................................................40

3.5 Sampling Technique of the Study................................................................................41

3.6 Method Data Analysis...........................................................................41

CHAPTER FOUR: DATA PRESENTATION AND ANALYSIS.............................42

4.1 Field Data Presentation.........................................................................42

4.2 Demographic Characteristics of the Respondents........................................................42

4.3 Housing Characteristics..........................................................................51

4.3.1 Habitable Rooms per House.......................................................................................54

4.3.2 Households per House.............................................................54

4.3.3Room Occupancy Status.............................................................................................55

4.3.4 Facilities within the House.........................................................56

4.3.5 Stage of Completion of House..................................................................................57

4.4 Housing Conditions.................................................................................58

4.5 Maintenance of Housing........................................................................60

4.6 Utility Services Provision........................................................................61

4.6.1 Access to Water................................................................................61

4.6.2 Access to Public Electricity Grid.....................................................63

4.6.3 Access to Sanitation Services..............................................................64

4.7 Prevalent Disease.................................................................................67

4.8 Rationale behind the Choice of Living.............................................................................69

4.9 Staff of Statutory Housing Agencies................................................................................69

CHAPTER FIVE: SUMMARY, CONCLUSION AND RECOMMENDATIONS......74

5.1 Summary of Findings........................................................................................................74

5.2 Conclusion..............................................................................................75

5.3 Recommendations......................................................................................................76

References............................................................................................79

Appendices.......................................................................................85

 

LIST OF TABLES

Table 1: Sex of Respondents.................................................................................................42

Table 2: Age of the Structure of Respondents......................................................................43

Table 3: Marital Status of Respondents................................................................................44

Table 4: Educational Status of Respondents........................................................................45

Table 5: Occupational Status of Respondents......................................................................47

Table 6: Level of Income of Respondents............................................................................48

Table 7: House Design..........................................................................................................49

Table 8: Duration of Staying of Respondents......................................................................50

Table 9: Finishing Material of the Wall................................................................................52

Table 10: Habitable Room of the Study Area.......................................................................54

Table 11: Households in the Study Area..............................................................................55

Table 12: Availability of Toilet Facilities.............................................................................56

Table 13: Availability of Kitchen facilities in the Household.............................................57

Table 14: Stage of Completion of House before Moving-in...............................................57

Table 15: Roof Leaking in Building....................................................................................59

Table 16: Maintenance of Housing in House in Study Area..............................................61

Table 17: Accessibility of Water........................................................................................62

Table 18 Source of Water Supply.......................................................................................62

Table 19 Ventilated Improved Pit Sewage (Septic tank)...................................................64

Table 20: Distances from Dumpsite to house.....................................................................66

Table 21: Common Diseases found in the Study Area......................................................68

Table 22: Reason living in the Study Area.........................................................................69

Table 23: Distribution of Respondents by Housing Professional.......................................70

Table 24: Distribution of Respondents by Years of Experiences.......................................70

Table 25: Average Length of time for Land Allocation Approval.....................................70

Table 26: Average Length of time for Land Title Approval..............................................70

Table 27: Average Length of time for Building Plan Approval.........................................71

Table 28: Number of Inspection/Visitation to Building construction sites........................71

Table 29: Assessment of the bureaucratic procedure involved in Housing Process..........71

Table 30: Participation in training......................................................................................72

Table 31: Factors in effects performance of Housing Professional ..................................72

Table 32: Greatest challenges facing the Agency.............................................................73

LIST OF FIGURES

Fig. 1: Map of Nigeria Showing Plateau State................................................................7

Fig. 2: Conceptual Framework for Understanding Sustainable Housing Development...12

Fig. 3: Sex of the Respondent...........................................................................................43

Fig. 4: Age of the Respondents.........................................................................................44

Fig. 5: Marital Status of Respondents..............................................................................45

Fig. 6: Educational Status of Respondents......................................................................46

Fig. 7: Occupational of Respondents..................................................................................47

Fig. 8: Level of Income of Respondents.........................................................................48

Fig. 9: House Design.........................................................................................................49

Fig. 10: Duration of Staying of Respondents..................................................................50

Fig. 11: Materials of the Wall of the Study Area............................................................51

Fig. 12: Finishing Materials of the Wall.........................................................................53

Fig. 13: Roof Materials of Houses in Study Area...........................................................53

Fig. 14: Number of Person per Room.............................................................................55

Fig. 15: Toilet Facilities of Respondent.........................................................................56

Fig. 16: Availability of Plumbing Connection in the House in the Study Area.............58

Fig.17: Access to Public Electricity Grid.............................................................................63

Fig. 18: Disposed Liquid Waste............................................................................................64

LIST OF PLATES

Plate 1: Mud House in the Study Area.................................................................................52

Plate 2: Crack Wall at Joshua Itse Street..............................................................................59

Plate 3: 2-Storey Leaking Roof at Tina Junction along Duste Uku Road............................60

Plate 4: Waste Water Channeled directly into the Open Street close to Tina Junction........65

Plate 5: Roll off Dumpster along Bauchi Ring Road...........................................................66

Plate 6: Dump-site at Arin Street in Jos Jarawa...................................................................67

Plate 7: Dilapidated house in Jos Jarawa.............................................................................68