This study used a mixed research approach to explore urban regeneration tools in the regeneration of Garki village (which is dominantly occupied by the Gbagyi people) towards enhancing the development pattern in Garki Abuja. Rapid urban growths which have characterized most Nigerian cities and metropolis is quite alarming as this has resulted in numerous squatter settlements and urban slums most especially in the Federal Capital Territory (FCT), Abuja. These consequences have resulted to the use of approaches which are unfriendly to indigenes of such communities.
TABLE OF CONTENTS
FLY LEAF
TITLE PAGE
DECLARATION
CERTIFICATION
DEDICATION
ACKNOWLEDGEMENT
LIST OF FIGURES
LIST OF TABLES
LIST OF PLATES
ABSTRACT
CHAPTER ONE INTRODUCTION
1.1 Background of study
1.2 Statement of the research problem
1.3 Aim and objectives of the research
1.4 Research Question
1.5 Scope of the study
1.6 Justification of the study
CHAPTER TWO
REVIEW ON THE CONCEPT AND THEORY OF URBAN REGENERATION
2.1 Introduction
2.2 Concept and theory of urban regeneration
2.3 History and evolution of regeneration
2.4 Differences among various intervention principles
2.4.1 Urban regeneration
2.4.2 Revitalization
2.4.3 Urban renewal
2.4.4 Gentrification
2.5.1 Issues in urban regeneration
2.6 Approaches to regeneration projects
2.6.1 Shallow regeneration and deep regeneration
2.7 Actors in urban regeneration
2.7.1 Community
2.7.2 Experts 1
2.7.3 Advisory councils and committees
2.7.4 Government
2.8 The urban regeneration process
2.8.1 Diagnosis
2.8.2 Visioning
2.8.3 Programming
2.8.4 Implementation
2.8.5 Monitoring
2.9 Strategies
2.9.1 Location-specific
2.9.2 Timeframes
2.9.3 Multidimensional
2.10 Funding
2.11 Regeneration in the Nigerian context
2.12 Review of related urban regeneration cases
2.12.1 Regeneration of the London Docklands
2.12.6 Heritage and Conservation
2.12.7 The River and the Docks
2.12.8 The Transport Network
2.12.9 The Enterprise Zone
2.12.10 Industry and Employment
2.12.11 Housing
2.12.12 Creation of Viable Communities
2.12.13 Implementation
2.12.14 Lessons
2.13 Regeneration in Johannesburg: South Africa (Inner City regeneration)
2.13.1 Problems and issues of urban management, safety and security in Inner City ..
2.13.2. Public spaces, arts, culture and heritage
2.13.3 Economic and community development
2.13.4 Transportation
2.13.5 Residential development
2.14.0 Goals and objectives of regeneration
2.14.1 Objectives of regeneration
2.15 Strategy
2.17 Lessons learned
2.17.1 Development Strategy
2.17.2 Objectives
2.17.3 Key projects
2.18 Transport master plan
2.19 Gbagyi Ethnic group and spatial identity
2.19.1 The Gbagyi spatial adjustment pattern
2.20 Summary
CHAPTER THREE RESEARCH METHODOLOGY
3.0 Introduction
3.1 Research design
3.2 Population of Study
3.3. Area of the study (description)
3.3.1 History of Garki
(Source: Ibrahim Usman Jibrin, 2006)
3.4 Data Collection Technique
3.4.1 Research instrumentation
3.4.2 Visual survey
3.4.3 Observation
3.4.4 Questionnaire survey
3.4.5 Semi-structured interview
3.5 Analytical Technique
3.6 Validity and Reliability
3.7 Data analysis
3.4.3 Ethical consideration
3.8 Scope and Delimitation of the study
CHAPTER FOUR
DATA PRESENTATION AND ANALYSIS
4.1 Introduction
4.2 Social and Economic Development
4.3 Findings and Discussion
4.3.1 Research Question one
4.3.2 Research question two
4.3.3 Research question three
4.4 Summary- Garki as a Candidate for Regeneration
CHAPTER FIVE
STRATEGIES AND OPTIONS IN THE GARKI REGENERATION AND
INTERVENTIONS
5.0 Introduction
5.1 Land Use Plan and Layout
5.2 Economic regeneration
5.2.1 Possible strategies in renewal
5.2.2 Action and intervention options
5.2.3 Economic Intervention
5.2.4 Economic approach to Garki Regeneration
5.3 Social regeneration
5.3.1 Possible strategies in renewal
5.3.2 Action and intervention options
5.3.3 Social Intervention
5.3.4 Social approach to Garki Regeneration
5.4 Physical and Environmental Regeneration
5.4.1 Possible strategies in renewal
5.4.2 Action and intervention options
5.4.3 Physical intervention
5.4.4 Environmental intervention
5.4.5 Physical and Environmental approach to Garki Regeneration
5.4.6 Demolished buildings and structures
5.5 Legal and institutional issues
5.5.1 New policies
5.5.2 Need to implement laws or change practice to enable scheme
5.6 Implementation Framework
5.6.1 Actors
5.6.2 Funding
CHAPTER SIX
CONCLUSION AND RECOMMENDATIONS
6.0 Introduction
6.1 Objectives of the Study in Review
6.2 Contribution to Knowledge
6.3 Further research suggestions
6.4 Recommendations
REFERENCE
DEDICATION
This research is dedicated to GOD ALMIGHTY for his divine enablement and sustenance throughout the entire process of this work. Thank you JESUS.
ACKNOWLEDGEMENT
This research would not have the light of the day without the combined effort of my supervisors: Dr. S.B Garba and Dr. M. Abdulkarim, thank you for your guidance and input. I am grateful to the staff and management of AMAC and FCDA for the assistance rendered in the course of this work. The Sapyeyi’s contribution towards the success of this research is worth mentioning. A big thank you to the lecturers: Dr. M.D. Ahmed (HOD), Dr. M.L. Sagada and Arc. Abubakar for your unflinching support, the staff of the department of Architecture in ensuring that everything is always done accordingly. Mummy and Daddy, you are the best in the world, to Samuel Dapiya my brother; I couldn’t have asked for better sibling than you, thanks a million and to my children: Ewenyi, Ebubenna and Plangnan you are wonderful and thanks for understanding with mummy. Aspecial thanks to my friends, colleagues and course mates: the likes of Gloria Jagaba, Amina Auyo, Zarman Bukar Dawap Nanle. Finally, to the most special man in my life and caring husband, thanks for always being there for me.
LIST OF FIGURES
Figure 2.1: The issues in urban regeneration
Figure 2.2: The Regeneration Process
Figure 2.3 Urban slums in Nigeria
Figure 2.4 - Vicious circle of decline
Figure 2.4 Regenerated plan proposal of LDDC in 1982
Figure 2.5: Regenerated plan proposal of LDDC
Figure 2.6: Regenerated plan proposal of LDDC
Figure 2.7: Map of inner city
Figure 2.8: Regenerated plan of the Inner City of Johannesburg in South Africa
Figure 2.8: Aerial view of Victoria Island
Figure 3.1: squatter settlements in Abuja showing the federal capital city (FCC)
Figure 4.1: Gender distribution of respondents
Figure 4.3 Educational qualification of respondents
Figure 4.4: Housing type distribution of respondents
Figure 4.5: Type of house ownership of respondents
Figure 4.6: The economic distribution of respondents
Figure 4.7: Communal facilities in Garki village
Figure 4.8: Recreational facilities in Garki village
Figure 4.9: Health Facilities in Garki village
Figure 4.10: Cultural Facilities in Garki village (Source: author's field work, 2014)
Figure 5.1: The Proposed land use Plan
Figure 5.2 Proposed layouts
Figure 5.3: Economic intervention
Figure 5.4: Social intervention
Figure 5.5: Physical development and intervention
Figure 5.6: Physical development and intervention
Figure 5.7: Details of Specific Areas showing both economic and social re-engineering .
Figure 5.8: Details of Specific structures to be demolished, coloured in red
Figure 5.9: Layout detail at A
Figure 5.10: 3D detail at A
Figure 5.11: T- Junction layout at detail A
Figure 5.12: Road intersection at A
Figure 5.13: Park to be located beside the police barrack
Figure 5.14: Site plan
Figure 5.15: Stair cases and ramp
Figure 5.16: Recreational Park
Figure 5.17: Recreational Park
Figure 5.18: Recreational Park
Figure .19: The vocational training centre
Figure 5.20: Condominium to be built to take care of those that their house will be affected
LIST OF TABLES
Table 2.1: The evolution of urban regeneration
Table 2.2: Different intervention principles
Table: 4.1 Respondents personal data
Table 4.2: Housing pattern of the residents within Garki village
Table 4.3: Economic considerations of the respondents
Table 4.4: Social considerations of the respondents
Table 4.5: Environmental/Physical considerations of Garki village
LIST OF PLATES
Plate I: The River and the Docks
Plate III: street view
Plate IV: Network of pedestrian and cycle routes through the area to the river and dock edge through water walkways
Plate V: Creation of pedestrian bridges
Plate VI: improvement council and housing association homes
Plate VII: The regeneration of Wits Drill Hall in the Inner City of Johannesburg South Africa (Source: inner city regeneration chater, 2007)
Plate VIII: The regeneration of a residential apartment in the Inner City of Johannesburg South Africa
Plate: VIII: An aerial view of the old Lagos
Plate IX: Road10 lane linking Mile2 - Badagry
Plate X: Fourth mainland bridge
Plate XI: Bus rapid transit Scheme (BRT) Lane
Plate XII: Bus rapid transit Scheme (BRT)
Plate XIII: The Lagos Beautification Project
Plate XIV: The Lagos Beautification Project
Plate XV: New Oba of Lagos palace
Plate XVI: Lighted streets (
Plate XVII: Aerial view of Garki village
Plate XVIII: A view of untarred road in Garki village
Plate XIX: A view of restaurant adjacent Garki village community market
Plate XX: A view of petty traders and hawkers along some footh path in Garki village
Plate XXI: A view of the accesses into the community market premises in Garki village ..
Plate XXII: A view of random housing layout and parking of cars in Garki Village
Plate XXIII: A view of refuse dumping site in Garki village
Plate XXIV: Block of shops
Plate XXV: Water supply from water vendor
Plate XXVI: Dirt littered around the street
Plate XXVII: Drainage filled with refuse
Plate XXVIII: Block of shops and Open Street in Garki village
Plate XXIX: Typical street in Garki village
ABSTRACT
Rapid urban growths which have characterized most Nigerian cities and metropolis is quite alarming as this has resulted in numerous squatter settlements and urban slums most especially in the Federal Capital Territory (FCT), Abuja. These consequences have resulted to the use of approaches which are unfriendly to indigenes of such communities. This study used a mixed research approach to explore urban regeneration tools in the regeneration of Garki village (which is dominantly occupied by the Gbagyi people) towards enhancing the development pattern in Garki Abuja. It was observed that efforts made in the past by Government in order to renew Garki village such as resettlement, demolition and integration have been abortive without yielding any positive result. It is against this backdrop that regeneration is highly recommended as a tool in the urban renewal of Garki village.
Introduction
1.1 Background of study
The speed with which urbanization occurs in cities is a major contributing factor to the formation of slums because city planning and management systems are unable to effectively manage the influx of population, which is most evident in both developed and developing countries. The rise in urban population brings an increase in slum dwellers. Slums are generally viewed as parts of cities where poor housing and living conditions prevail. Such settlements that are characterized by lack of services, substandard housing scheme; irregular and informal settlement, poverty and social exclusion, NUDP, (2012 ) in Pepple, (2012) defines Slums as: “Sub-standard and sub-human environments plagued by grossly inadequate social amenities as well as low level of awareness on the part of the people. Absence of effective advocacy and inappropriate programmes of development has further compounded the problems of urban growth and slum development.”
As such, slums are generally viewed negatively in urban development as a blight on the urban fabric and most governments recognize slums as problems and express a desire for intervention to improve the conditions. In Africa, slums are home to the poorest of urban population, the houses inhabited by slum dwellers are mostly decrypted, overcrowded in neighbourhoods that are prone to flooding and beset with poor sanitation and shortage of potable water (Bobadoye and Fakere, 2012). Urbanization results in an uncontrolled use and development of land, creating chaos and blighted conditions (Uduma-Olugu, 2010). Urbanization in Nigeria is occurring at a high rate of about 5% per annum. This has a significant impact on urban development and population (Dung-Gwom, 2008). Efforts at urban regeneration in Nigeria require a lot of effective actions along a broad front. This is a task that must be accomplished to bring urban environment to the standard necessary (Kingsley, 2010).
Regeneration can be used as a vehicle for such interventions and is viewed as a means to achieve a harmonious, attractive and aesthetically pleasing urban development. In Nigeria, The Federal capital city Abuja is among the urban areas plagued by slum development, the major factors as discovered, contributing to slum development include rural-urban migration, unplanned neighbourhood, overpopulation, non-compliance with laid down rules and illiteracy. These factors however can be reflected in Garki village, one of the prominent slum areas of Federal CapitalCity. Garki is one of the districts in the phase one development when Federal Capital moved to Abuja, the village has been in existence since it was a settlement occupied by the indigenes before the Abuja master plan was developed, but it was not incorporated into the master plan rather there was a super imposition of functions on the map. This development has left the inhabitant not part of the master plan but as slum settlers. The effect of the growing population into cities takes place at different levels and the resultant effect is the rundown of urban districts which are sometimes referred to as slums.
In addition, regeneration is a tool to improve the social, economic, physical and environmental conditions all leading to a better functioning urban areas(Dimuna,2010). Among the districts of Abuja, urban regeneration would help in achieving a harmonious, attractive and aesthetically pleasing environment that would ensure a future generation centre of delight. It would also boost socio-economic development and the quality of life in urban and rural centres (Dimuna, 2010). Therefore since urban regeneration advocates for the planned adjustment of existing city areas to present and future requirements for urban living and working, this seems most suitable for Garki village. The research has been formulated to address the Garki village (slu-*+m) being a poorly developed area. Hence, need for the regeneration of slums in Nigerian cities with Garki village as a case study can never be overemphasized.
1.2 Statement of the research problem
Past approaches use of urban renewal and settlement programs of native communities in Abuja have failed to address the squatter settlements and urban slums coupled by the urban poor in villages within the Federal Capital Territory (FCT), Abuja. The uneconomical nature of past approaches resulted to the past approaches being inefficient. The study investigates the socio-cultural and economic factors of the Gbagyi and how it impacts on Garki village. Hence the need to use regeneration tools as a milder, environmental and economic approach/option remains germane.
1.3 Aim and objectives of the research
The aim of this research is to analyse the challenges and development patterns in Garki village with a view to proposing a framework of intervention for integration into the planned development pattern of Abuja through regeneration. However, this aim can be achieved through the following objectives:
1. To examine existing problems associated with the pattern of development as it affects the Gbagyi cultural group.
2. To identify tools of urban regeneration that can be applied in shaping the development pattern of Garki village.
3. To explore lessons learnt from the regeneration of Garki village in other settlements in Nigeria towards avoiding gentrification.
1.4 Research Question
This research attempted to answer the following questions:
1. What are the existing problems associated with the pattern of development as it affects the Gbagyi cultural group?
2. How can tools of regeneration be applied to shape the development pattern of Garki village?
3. What lessons learnt from the regeneration of Garki village will be used in other settlements in Nigeria in order to avoid gentrification.
1.5 Scope of the study
The focus of this research is limited to the socio-cultural and economic issues affecting the Gbagyi people in Garki village with respect to the use of urban regeneration tools.
1.6 Justification of the study
This study is timely as it will aid in addressing the alarming rate of environmental degradation, prevalence of crime and poor level of sanitation which is a common practice in most urban slums. In addition, the concept of regeneration has not been fully explored as a tool in the renewal of rundown areas. The research will also contribute to the discourse of urban development in the Nigerian context.
REVIEW ON THE CONCEPT AND THEORY OF URBAN REGENERATION
2.1 Introduction
This chapter gives an overview of the concepts and theoretical framework of urban regeneration in comparison with other approaches. Focus in the chapter will be on addressing slums, the objectives of regeneration, how is urban regeneration different from urban renewal and urban revitalization, the factors to achieving a successful regeneration, process and key players in urban regeneration related, cases of urban regeneration. These will give a guide to a summarised context of the thesis.
2.2 Concept and theory of urban regeneration
Urban regeneration can be seen as a concept that best tackles the decline of run down areas. (Roberts and Sykes, 2000) defines urban regeneration as a comprehensive and integrated vision and action which leads to the resolution of urban problems and seeks to bring about a lasting improvement in the economic, physical, social and environmental conditions of an area that has been subject to change. Layne (2000) asserted that the aim of urban regeneration is to re-use perfectly sound land and infrastructure, restore pride in residential and business communities, provide employment, reduce urban sprawl and pressure on the green belt and provide investment opportunities. Cymru, (2012) emphasised that 'regeneration is a set of activities that reverse economic, social and physical decline in areas where market forces will not do this without support from government'. In essence, regeneration affects both the area and the people living in the area, with the four key themes which are interrelated. From the definitions above urban regeneration is an all- encompassing action or process to address the physical derelictions, social problems, economic decline and environmental decay of slums.
2.3 History and evolution of regeneration
Urban regeneration began as a result of the need to improve the living environment of depressed areas towards meeting housing target (Bunker & Searle, 2009 in Chang & Chen, 2011). The history of urban regeneration can be traced to developed nations such as to European countries and USA shortly after the second world war as a result of the ruins with virtually no house-building, and over 208,000 dwellings were completely destroyed, 250,0 made inhabitable and over 250,000 seriously damaged (equal in total to 5 per cent of the housing stock). As much a 33 per cent of the stock had been damaged and, together with the rest, remained largely unrepaired or unmaintained throughout the six years of the war (Cymru, 2012,Mehta, undated). Balchin and Rhoden, (1998) in Mehta, (undated) asserted that after the Second World War in Britain major demolition work took place to remove slums from the city. After this the Government moved towards improvement of housing rather than demolishing it. In the late 1960's, there where emergence of problems such as economic restructuring, growing urban deprivation, social exclusion, physical obsolescence and environmental degradation. British cities were among the earliest in Europe to experience this wave of economic restructuring and social change, partly as a result of poor industrial competitiveness, outworn infrastructure and social tensions in the inner cities. Over time, urban regeneration evolved from a simple form of renovation or rehabilitation of obsolete infrastructure and built-up land, to targeting the restructuring of the urban fabric, the renewal of the urban economy, or the city image, while seeking more social interaction and equity in the participation of local populations including social and professional integration into a multi-functional context. (PAP, 2004)
Table 2.1: The evolution of urban regeneration
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(Source: Roberts, 2000)
The concept of urban regeneration evolved from an awareness on making the physical environment of great quality in 1950’s, then an emphasis on social policies emerged in the 1960’s and it now moved to an increasing concern on economic issues in UK in the 1970’s (Mehta, undated). Cymru, (2012) opined that regeneration practice in the UK evolved extensively since the late 1980s with its evolution broadly divided into three key periods: the pre-1968 period, 1968 - 1997 period and1997-date. The subject of developing ideas on urban regeneration about stimulation of private investment and creating commercial confidence for managing efficient redevelopment schemes was evident in the 1980’s. The late 1990’s and 2000’s rather than the ad hoc, incremental, opportunistic and locally driven approaches, had a rise in strategic management of urban regeneration with great concentration on a comprehensive, action oriented and long term policies.
2.4 Differences among various intervention principles
Urban intervention make use of regeneration, revitalization and renewal are terminologies often used interchangeably inappropriately. There is need to highlight the concepts and approaches involved with such terms. The difference between renewal, regeneration and revitalization, can be summarised as: Renewal usually involves demolition and starting all over with new buildings, Revitalization involves the renovation of old structures and upgrading with preserving the heritage while Regeneration has to do with reforming an area multidimensional with the desire to sustaining it.
2.4.1 Urban regeneration
This can be seen as the interconnection of four aspects, namely social, economic, environmental, and governance (Ho, 2012) which aims at community development through the application of ideas of sustainable environment.
2.4.2 Revitalization
This refers to interventions for re-launching urban appeals with the project as the instrument of communication, marketing, territorial animation and promotion. The objective is to give more dynamism and vivacity to a field which is risking a deep “crisis” and is undergoing economic stagnation. Longa, (2011) observed that urban revitalization has no precise method or approach during intervention process.
2.4.3 Urban renewal
This is the process where an urban neighbourhood or area is improved and rehabilitated. Urban renewal is seen as a process essentially of physical change, urban development (or redevelopment) which can include demolishing old or run-down buildings, constructing new housing, or adding in contemporary (Ho, 2012).
Table 2.2: Different intervention principles
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2.4.4 Gentrification
Gentrification was coined in 1964 to explain the movement of middle class families into the former working-class neighbourhoods of London, have waxed and declined over the years (Sheppard, undated). Gentrification is often considered as the upgrading of devalued or deteriorated urban property by the middle class or affluent people (Keating, 2003 in Aka, undated). Gentrification is a common issue in urban centres around the globe. The presences of gentrification became common in the United States around the mid-1970s. There are numerous factors that resulted to the existence of gentrification which have several numerous social and economic consequences. Often times, it is referred to as a double-edged sword, as it sets off a chain of both positive and negative impact. However, it is possible to reduce the negative effects associated with gentrification. The question is that, can gentrification lead to a long-term stable or greater volatility due to conflicts arising from the socioeconomic differences between lower and upper class and other under privilege individuals
2.4.4.1 Factors of gentrification
Basically gentrification exist as a result of three factors namely; political, economic, and social factors.
2.4.4.2 Political Factors
The political factors that turned into gentrification emanate from government policies and actions of instituted authorities. One of such political factors includes the decrease in the amount of federal funds given to municipalities throughout the United States in the 1980s, the Regan administration suddenly reduced the amount of money given to cities to sponsor redistributive activities such as affordable housing-the availability of such affordable housing greatly affects gentrification and displacement (Aka, undated).
2.4.4.2 Economic factors
The economic factors tend to be inherently linked to politics. In studying how economic forces have contributed to gentrification, there is a strong emphasis placed on intentional neglect of inner-city neighbourhoods by powerful land-based interest groups.
2.4.4.2 Social Factor
The social motives that fuel gentrification seek to find out what are the non-economic and non-political forces that inspire higher income groups to move into inner-city neighbourhoods. The search for cultural diversity is equally recognized as one of the key factors that inspires and increases the migration of upper-income groups to inner-city neighborhoods (Sheppard, undated).
Abbildung in dieser Leseprobe nicht enthalten
2.5.1 Issues in urban regeneration
Most Urban regeneration projects addresses problems related to four main issues economic, environment, social and Urban Structure or physical environment.
2.5.1.1 Economic aspects
This has to do with issues that affect skills, economic development of the area, commercial activities and job creation within. It further strives to achieve and maintain balance between public and private investments (Ho, 2012; Tsenkova, 2002).
2.5.1.2 Social aspects
This entails the quality of life in terms of security, education, health, housing, income level and also the quality of public services. This dimension focuses on community development (Ho, 2012; Tsenkova, 2002).
2.5.1.3 Environmental aspects
The dimension checks soil pollution and emissions in the air from industries households, the introduction of the idea of environment sustainability (Ho, 2012).
2.5.1.4 Physical aspects
This dimension of regeneration is concerned with heritage reservations, and some new developments in terms of infrastructure, transport, buildings communication, townscape, residential quality and quantity of social infrastructure amongst others (Ho, 2012). It is evident as indicated that each urban regeneration problem has an origin and requires a unique way of solving such problem, although some factors may be common and methods could be similar. Other than the above issues, there are also others that are of particular importance in all urban regeneration schemes these include:
- The legal and institutional basis for regeneration by land development
- The monitoring and evaluation of regeneration programme.
- Questions of organization and management.( Roberts, et al 2000)
2.5.1.5 Legal and institutional basis for regeneration by land development
This entails the necessity to elaborately analyse and clarify land development laws to create a basis for regeneration. Analysing land tenure issues as it relates to ownership, rights and responsibilities (who owns the right to land and possible conflicts in relation to land tenure).What institutions to be involved in regeneration, identifying the key actors and stake holders and general laws governing urban regeneration.
2.5.1.6 Monitoring and evaluation of regeneration programme
This is to create a framework for monitoring the regeneration programme, by providing key indicators that should be monitored to assess the performance of the regeneration project. Develop critical appraisal and evaluation skill within the regeneration to increase capacity to better plan and evaluate based on evidences of what is feasible.
2.6 Approaches to regeneration projects
Despite the great variety of areas that are the subject of urban regeneration efforts, the ways in which these processes are prepared and implemented can vary based on the expected result being targeted. Urban regeneration can either be shallow or deep The shallow describes the situation, when only technical improvement is to be made in the subject areas. On the contrary, in the deep regeneration, other than technical improvements, it is also associated with social and economic change, that lead to achieving a permanent and sustainable effect that lasts in a certain area. There can be also different models of both “deep” and “shallow” regeneration. A number of classifications is available, although the most interesting one is based on the way the process is organized and implemented. This approach takes into account both the level of involvement of local community, approach to heritage, and ways the capital improvements are made. On the basis of analysis of these factors one can define three basic urban regeneration models (Zuziak, 1998). Generally, there may be three types of urban regeneration:
- Imposed regeneration after a long period of abandonment of derelict land or severe dilapidation of living conditions in a district.
- Opportunistic regeneration where public and private investors are on the lookout for available land for a big project.
- Preventive or prospective urban regeneration in areas where the social and economic fabrics have deteriorated (Priority Action Programme, 2004). Using a combination of imposed regeneration and preventive or prospective urban regeneration because of the level of dilapidation and the deterioration of the urban fabric for which Garki village seems most appropriate.
There are numerous players and actors whom are involved in various intervention processes, though regeneration basically makes use of the combination of public-private partnership. The actors in urban regeneration will involve players from the following levels:
2.7.1 Community
These are people living and working in defined areas covered by regeneration programmes. McCarthy, (2007) observed that the persistent issue within partnership is that of the effective involvement of local communities. This is now recognized as important aspirations in order to build in better local knowledge concerning needs, greater potential for the joining up of services, and enhanced motivation of front-line staff that can lead to innovation in service delivery.
2.7.2 Experts
In order to achieve a forward regeneration processes and standard or dynamic designs, there is a great need to involve experts. Such experts have skills and experiences to put into play and help the partners to identify challenges and proffer solutions on how best to tackle such challenges. The key to urban regeneration is not to be found by recourse to lay viewpoints, rather it is to draw on the knowledge of architects, designers and planners to enhance urban spaces and the lives of communities (Imrie & Raco, 2003).
2.7.3 Advisory councils and committees
These actors usually play the role of decision making, service delivery and advice in regeneration projects. Their primarily role is that of urban management.
2.7.4 Government
The agenda of urban regeneration and that of government can be combined to achieve a desired effect that will be of great benefit. Government plans what views are best for the city and device urban regeneration strategies to be led by the public sector, and these are characterised by large scale schemes and long-term programmes often on a macroeconomic scale (Tallon, 2009). The strategies of participation in urban regeneration can be; Public enterprise, Public Private Partnership, mainly private actors, Public entities at certain government level (national, regional or local government or similar).
2.8 The urban regeneration process
The primary aim of urban regeneration is to address the complex dynamics of modern urban areas and their problems by revitalizing the economic, social, environmental and cultural functions. Fig 2.2 gives the breakdown of necessary steps to be taken to achieve the full process of urban regeneration.
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Figure 2.2: The Regeneration Process (Source: LUDA project Hand book 5)
2.8.1 Diagnosis
The aim of Diagnosis is to investigate, recognise and benchmark the current situation in environmental and socio-economic terms by carrying out extensive baseline assessment. This assessment includes identification of stakeholders, analysis of problems, potentials and drivers for change and estimation of resources available for the regeneration process. Completion of the first step in the regeneration process is necessary to establish the extent and focus of regeneration programme that is formed in following steps of the regeneration process (LUDA, project Hand book 5, 2006).
2.8.2 Visioning
The overall aim of this regeneration step is to produce a shared and desirable vision for the future, through collaborative work with all stakeholders and with the use of future methods and techniques. This vision is translated into a set of policies, with clear objectives and measurable targets (LUDA, project Hand book 5, 2006). Visioning is crucial for the success of urban regeneration as it results in a framework specifying a collective idea.
2.8.3 Programming
In the Programming step of the regeneration process, the regeneration programme is built on the framework of policies developed through visioning. The master plan gives spatial, chronological, organisational and financial dimensions to these policies; it presents the broad planned land use in the area and realisation strategy of the regeneration programme. The master plan, to guarantee enhancing all sustainability aspects, needs to be appraised in economic, social and environmental terms (LUDA, project Hand book 5, 2006).
2.8.4 Implementation
In the Implementation step the master plan is ‘fleshed out’ with individual projects and proposals. These are selected based on their effect on sustainability issues and then put into life. Sustainability and smooth realisation of the implemented projects is being secured by formative assessment measures that can be seamlessly incorporated into the day-to-day management (LUDA, project Hand book 5, 2006).
2.8.5 Monitoring
The results of the entire regeneration programme as well as the performance of individual projects and initiatives are assessed and evaluated here. The overall change in the area is measured by comparing the current quality of life to the baseline conditions. If the results of the regeneration process are not satisfactory, the remedial actions need to be undertaken (LUDA project Hand book 5, 2006)
2.9 Strategies
The following options could be chosen for regeneration strategies:
- Establishment of an agency to identify the problems and proffer solutions
- Provide funding arrangement to tackle economic and financial aspects of urban regeneration.
- Create great emphasis on urban design and quality, an enhanced commitment to sustainable development to tackle both physical and environmental aspects.
- Increased level of resources made available for social housing, regeneration and deals for community for employment and training aspects of regeneration.
- Various advances in policy and practice can be identified. And the redefinition of a number of policy issues in relation to transport, housing, employment, education, planning , environmental management, health, community development and other aspects of regeneration at both urban and regional scales.
(Sykes and Roberts, 2000)
The aim of urban regeneration is to take into consideration the complexity of urban dynamics. To this end, it is determined through horizontal approaches which comprise several fundamental principles:
2.9.1 Location-specific
The context must be considered as it deals with the difficulties specific to all urban components. But it aims at reducing disparities, within the global vision of a more homogeneous social environment.
2.9.2 Timeframes
This is important, as it answers to the social needs at present, and then those of long-term sustainability, aimed at predicting the future change.
2.9.3 Multidimensional
It is applied by many different public and private stakeholders. It is multi faced in that it addresses economic, environmental, physical and social issues in an area. Urban regeneration should:
- Be based on a proper analysis of local conditions.
- Be aimed at simultaneous change of physical fabric, social structures, economic base and environmental conditions.
- Generate and implement a comprehensive, balanced, positive and integrated strategy.
- Be consistent with the aims of sustainable development.
- Set clear, quantified objectives.
- Make the best possible use of available natural, economic, human and other resources.
- Seek participation and consensus amongst stakeholders. This may be achieved through partnership working.
- Properly measure the progress of strategy and monitor changing internal and external forces that act upon local areas.
- Recognize that programmes will change in line with altering conditions and circumstances.
- Recognize that different elements of strategy will progress at different speeds. (Smith, 2011). To achieve a regeneration project some good assumptions needs to be put in place, which will give a direction towards reaching the goals.
2.10 Funding
There are currently two main regeneration funds: the new deal for communities and the neighbourhood renewal fund. But there is also a draft of other funding streams focused on specific activities that help in regeneration initiatives. These include: lottery funding, cash for the education, employment and health action zones; and the Housing Corporation cash for new social housing, 60% of which has to support regeneration schemes. Government has also introduced a number of tax incentives to help regeneration. These include tax breaks for urban regeneration companies that have been set up to coordinate regeneration (Barcelona field study centre). Funds for a regeneration project are as important as getting the scheme right, therefore to achieve a good regeneration work, ways to fund it must be properly looked into.
2.11 Regeneration in the Nigerian context
In the case of Nigeria most of the regeneration projects have been by demolition and relocation, but not much research has been done on the regeneration in Nigeria Most often government’s response to squatter settlements, shanty towns and slums is demolition or slum clearance after evictions of the residents (Bobadoye and Fakere, 2013, Funsho, Adegoke & Adewale, 2013, Shuaeeb, 2011). Such efforts are largely undertaken to improve the city’s international public image, or justified for health reasons for maintaining standards. Slum clearance is also justified in market terms, when a settlement is located on prime development land. A prime example of slum demolition occurred in former Maroko in July 1990 which was later converted into a condominium (Nwanna, 2012). The government have carried out regeneration projects in cities like Port- Harcourt, Abuja which is usually by demolition there by destroying properties which also affects the social life of the residents whom realize that at an instance they are left without a home, or neighbours, upsetting economic systems and opportunities. When the time for return comes most of those that occupy the area are new residents which are mostly middle and high income earners. Also, other regeneration projects across Nigeria have been marred by lack of re-settlement plan for existing occupants in such areas. (Shuaeeb, 2011 & Pepple, 2012)
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Figure 2.3 Urban slums in Nigeria (Source: Bobadoye and Fakere, 2013)
In summary, (Shuaeeb, 2011) evaluated the challenges of urban regeneration in Nigeria as:
1. Lack of Re-Settlement Plan: Urban regeneration plans in Nigeria particularly in areas like Port Harcourt, Lagos and Abuja are often challenged by lack of appropriate resettlement plan for occupants. In addition, it was noted that the Port Harcourt waterfront communities are under threat of demolition as part of urban regeneration plan (Thesis, Lloyd-Jones, Adenekan, Gusah, Moor, Gusah and Mulyawan, 2009). This will further increase the growth of urban sprawl, exposing such populace to environmental hazards.
2. Increased Poverty and Social Injustice: The aftermath of urban renewal in Nigeria has always created an additional menace such as; insecurity, prostitution, poor health condition and increased poverty amongst the urban poor. Moreover, a regeneration attempt in 1991 by the military government of Lagos State forcefully displaced the residents of Maroko, a suburb to Victoria Island, (Amidu and Aluko, 2006). This has evolved into an aggression by the relatives of land owners and local hoodlums usually called Omoniles towards the new residents, requesting for land repayment fees.
3. Poor Urban Regeneration Policy: Although, developed nations have successfully developed and implemented urban regeneration policies to tackle environmental and socioeconomic issues (Mustard and Ostendorf, 2008), lesser policies have been implemented in most urban areas of Nigeria. This has further hindered the success of urban renewal across the country.
4. Low-level of awareness: Majority of urban populace in Nigeria are yet to comprehend the relevance of urban renewal as an approach to salvage environmental degeneration. This has influenced the adaptive capability of urban populace particularly the low-income urban settlers. As such adequate awareness programmes are required in urban center’s to enlighten the urban settlers on the significance of urban renewal towards environmental sustainability.
5 Insufficient Urban Built Environment Professionals: Built environment professionals in Nigeria are quite limited as compared to the population of over 158 million in the country. However, majority of the local professionals lack in-depth knowledge on how to revitalize the fast depleting built environment. Built environment professionals and research experts are required to continuously integrate innovation models towards encouraging and balancing urban renewal plans in Nigeria.
Although unplanned areas are built illegally in the beginning and have limited access to the urban infrastructure and services, they can gradually improve to become legally recognized and less undesirable places to live in. This process of socio-economic and physical improvement of low-income settlements is referred to as ‘consolidation’. The fact, that most unplanned areas have limited access to infrastructure and services, it is important to recognize the factors that will help fasten the consolidation of an area tagged for regeneration which is in most cases informal settlements. There by providing an appropriate program for upgrading it. If no interventions are made to alleviate distressed areas in cities, then one form of unsustainability can lead or aggravate another, thereby accelerating a vicious cycle of decline as show in fig2.4. (Compendium: hand book3, 2005)
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Figure 2.4 - Vicious circle of decline (Source: Compendium handbook3)
Sustainable urban regeneration seeks to tackle all these forms of un-sustainability through an integrated programme of projects intended to reverse this cycle, preferably turning it instead into a virtuous circle of improvement. Devising integrated programmes requires thinking about cities and neighbourhoods in an organic and holistic way, recognizing the interrelationship and linkages between different problems and opportunities (compendium: hand book3, 2005)
The context in which an urban regeneration scheme takes place is by turning problems into solutions that can be sustained. If much is put into the regeneration concept, a better solution as to how best to carry out a regeneration programme for Nigeria will be achieved.
2.12 Review of related urban regeneration cases
A review of case study analysis of secondary data, information gathered from available literature, publications, databases, public documents and materials in order to gain an insight on the intervention solutions used and how it was structured to an urban regeneration plan. These cases where intentionally selected based on a judgmental sampling method used in research. Taking studies from Dockland London, Johannesburg South Africa, and Lagos Nigeria, to learn from successes and failures.
2.12.1 Regeneration of the London Docklands
The London docklands is an area marked in history for regeneration, it was a busy dock until the 1950’s, when it was abandoned in the 1980.The London Dockland Corporation (LDDC) began in 1980 to redevelop this prime real estate and regenerate the area for those living and working in London (dagparkgeography, undated).
Decline in population, decline in employment due to loss of jobs from decline of docks, access to the rest of London was poor with narrow roads which were heavily congested. Lack of public transport (a single bus route and absence of rail or underground service). Over 95% of housing was rented including high density terraced and large estates dominated by high rise blocks, shopping facilities were limited, lack of open space and recreational facility (http://geobytesgcse.blogspot.com). A broader perspective of the issues that lead to the regeneration of Dockland can thus be explained under the following headings:
2.12.1.2 Heritage and Conservation
The architectural heritage of Docklands had, to a great extent, been ignored during the 1960's and 1970's. Many fine buildings were lost, notably at St Katharine Docks, the London Docks in Wapping and the West India Docks on the Isle of Dogs where buildings dating from the early and mid-19th century were demolished with hardly a second thought.
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Plate I: The River and the Docks
The earlier plans for the redevelopment of London Docklands should not only be ignored to the area's architectural heritage but the enclosed areas of the docks be seen as a problem and liability.
2.12.1.3 Industry and Employment
By 1981 the economic decline of the docks had impacted upon the whole of the area's economy. While many firms had survived and, indeed, survive today, others operated on a marginal existence and soon succumbed to the inevitable.
2.12.1.4 Housing
Before 1981 the major house builders concentrated their development activities beyond the inner city in the suburbs, beyond the green belt and in the provinces.
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Plate II: Isle of Dock
The development strategy for the regeneration of London Docklands, set out in the LDDC's Annual Report 1981-82, comprised a number of key priorities which were developed over subsequent years:
2.12.6 Heritage and Conservation
One of the first actions of the LDDC was to formally invite the Department of the Environment to reappraise the historic buildings of Docklands. This was completed in 1982 and 116 buildings were added to the statutory list of Buildings of Architectural and Historic Interest. In parallel with this the LDDC set about an assessment of the area's historic character and eight new conservation areas were designated, with a further five previously existing conservation areas extended, between 1981 and 1991.
2.12.7 The River and the Docks
Soon after it came into existence in 1981 the LDDC decided to halt the in-filling of the docks and, whilst recognising that new development might include building into the docks, the policy was established that wholesale in-filling would no longer be tolerated. The waters of the docks would be retained as an integral partk2 of the area's regeneration. This policy was symptomatic of the LDDC's general approach, which was to recognise the positive qualities of Docklands and to engender a positive attitude towards the area. The LDDC sought to recreate a pride in the area previously dismissed as London's backyard where there was nothing of any quality.
2.12.8 The Transport Network
The improvement of public transport became the LDDC's first priority. Bus routes connecting the area with London Underground and mainline stations were introduced with subsidies from the LDDC. This was followed by the promotion of the Docklands Light Railway, between Tower Hill, Island Gardens and Stratford which provided the initial impetus for the regeneration of the Isle of Dogs Enterprise Zone. Subsequently the line was extended to serve Bank to the west and Beckton to the east. A major improvement for vehicular access to and within Docklands was universally accepted as a priority. Even the GLC acknowledged that for the area to undergo successful economic regeneration, major improvements by way of new road building was essential. Finally the Jubilee Line Extension due to open in 1998 will provide London Docklands with the public transport and road infrastructure to match the City and West End.
2.12.9 The Enterprise Zone
It was a key part of Government and LDDC policy to create jobs by encouraging private investment into an area which had not benefited from such investment for many decades. The Enterprise Zone (EZ) was intended to draw investment into Docklands away from London's more prosperous areas. The Isle of Dogs Enterprise Zone was designated in April 1982 and lasted for ten years. Despite the lack of normal planning control the LDDC inherited much of the vacant land within the EZ and could therefore use its land ownership powers in directing development. Gordon Cullen and LDDC prepared design guidelines for the Isle of Dogs. It was this guide together with development briefs for individual sites that the LDDC used to encourage and direct investment.
2.12.10 Industry and Employment
While the LDDC was keen that existing firms should not be forced out, many benefited from the sale of freehold and leasehold properties and were able to relocate to better serviced sites elsewhere. It was important to keep as many jobs in the area as possible and the LDDC promoted a large (50 acres) new industrial park just north of the UDA which was well serviced and allowed Docklands firms which wanted to relocate to stay in the East End. However, bit by bit the traditional industrial base of the area declined.
The LDDC was keen to widen the employment opportunities available in the area. In addition to the new jobs being brought into Docklands through commercial developments mainly centred on the Isle of Dogs, London Bridge City and the western part of Wapping, providing professional and clerical jobs
2.12.11 Housing
With the encouragement of Government and the LDDC the major house builders took a very tentative step into the Metropolis and commenced building houses for sale in Beckton in mid-1981. To the surprise of many, and the relief of the builders and the LDDC, the houses were an instant success. The house builders were encouraged to stay and acquire their own sites for development so maintaining the momentum of regeneration. House builders on LDDC land had to give priority to local residents and insure that initially 40% of new housing was affordable to people on average wages.
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Plate III: street view
2.12.12 Creation of Viable Communities
To support these key strategies priority has been given to community development with an emphasis on education and training. New schools and colleges have been built and a university campus is being planned. Facilities for training and education have been enhanced and funding for new initiatives has been given. The LDDC's objective was the regeneration of the half dozen or so city districts which make up the UDA. As well as jobs, housing and schools, these areas needed shops, health care, recreation and cultural amenities.
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Figure 2.4 Regenerated plan proposal of LDDC in 1982 London Docklands had many large development sites for which comprehensive design and planning briefs were required. Such sites offered the opportunity for the creation of complete new city districts. The development context for this work by the LDDC's in-house team and external advisers was established by area frameworks which were prepared for each of the principal development areas.
London Docklands had many large development sites for which comprehensive design and planning briefs were required. Such sites offered the opportunity for the creation of complete new city districts. The development context for this work by the LDDC's in-house team and external advisers was established by area frameworks which were prepared for each of the principal development areas.
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Figure 2.5: Regenerated plan proposal of LDDC
Source: www.lddc- history .org.uk.
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Figure 2.6: Regenerated plan proposal of LDDC
2.12.13 Implementation
Various projects where implemented, the following are a breakdown of changes that occurred in the area around 1981 - 1998 categorize under the four dimensions.
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Plate IV: Network of pedestrian and cycle routes through the area to the river and dock
edge through water walkways
Environmental regeneration
- Creation of open spaces (150ha)
- Water based Ecology Park and London’s first bird sanctuary at East India Dock Basin - one of 17 conservation areas set up.
- Planting of 200,000 trees.
- Architecture, conservation and landscaping.
- Economic Regeneration
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Plate V: Creation of pedestrian bridges
- Unemployment had fallen from 14% to 7.4 % with a doubling in employment and numbers of businesses.
- Building of the city airport in the former royal Docks (over 500,000 passengers a year)
- Transport revolution-opening of docks light railway
- businesses trading
- private sector investment
- Major roads including
- Attraction of financial and high-tech firm
- TV studios and newspapers now have offices in canary wharf
- Social Regeneration
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Plate VI: improvement council and housing association homes
- new homes built
- Conversion and gentrification of old warehouses to new homes
- New shopping centre)
- Large new shopping centre at Canary Wharf with over 30 shops
- Many restaurants, pubs and cafes built
- Docklands Sailing and Water ports centre
- health , education ,job training etcetera
2.12.14 Lessons
The lessons learnt from this project are both negative and positive which can be termed as corrective and implementable lessons.
2.12.14.1 Corrective Lessons
- Local residents cannot afford the new expensive accommodation.
- There is a shortage of low cost housing.
- There are only specialist jobs available, little non-skilled manual work which is what the resident population requires.
- Communities are being broken up as they move elsewhere in search of affordable housing and employment. Those left could mix with the new comers.
- Lacks community participation
2.12.14.1 Implementable lessons
- Creation of diverse and sustainable districts which enable people to live and work in the same areas.
- Benefits keyed to economic, social and environmental regeneration
- The preservation and enhancement of conservation areas
- Improve in accessibility
- Eco friendly ( planting of 200,000 trees)
2.13 Regeneration in Johannesburg: South Africa (Inner City regeneration)
Over the years, urban regeneration has become a recurrent theme of urban development discourse in South Africa. As a result of this, great strategies aimed at reversing the decline of inner cities in various parts of South Africa have become the focus of Institutional structures which have been created especially within municipalities to aid in the task of urban regeneration. An example of such institutional system is the Johannesburg Development Agency. The Inner City has a pivotal location in the city centre with over 7- million m2 of floor area and 3-million m2 of office spaces. The inner City has a major public transportation hub, low rentals and property prices for high quality offices. This area is characterised with an under- served market, insignificant infrastructure due to an access to large workforce that are being easily accessed from Soweto.
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Figure 2.7: Map of inner city (Source: Inner city official website)
2.13.1 Problems and issues of urban management, safety and security in Inner City
There have been challenges of urban management planning, By-Law enforcement education, waste management, visible policing, surveillance technology, poor buildings, disaster management and liquor outlets among several other issues that have characterised in the Inner City of Johannesburg South Africa.
2.13.2. Public spaces, arts, culture and heritage
Various spaces such as parks, playgrounds, walk able streets other public places needed environment upgrading. Iconic Public Places, the visual cityscape, public events and public art, Arts and cultural sector aid in the connection and networking thereby profiling the Inner City as a cultural capital. Thus improving the programme of arts and culture offerings, supporting arts and cultural production and Heritage
2.13.3 Economic and community development
Some of the street trading/micro-retailing, access to broadband telecommunications, targeted support to key economic sectors (Business Process Outsourcing, Cross-Border Shopping; Hospitality and Tourism; Fashion; Arts, culture and entertainment; etc.), Urban Development Zone and other possible incentives are targeted to support key economic anchors and area focused. However, there is need to further support NGOs, CBOs and FBOs driving various community initiatives, vulnerable groups such as street children and the aged, orphans, the destitute & homeless people, abused women, etc. The provision of sports and recreational facilities and programmes, access to health facilities and health care, access to advice, educational training and information through library facilities, thereby improving community pride, human rights and political voice.
2.13.4 Transportation
Bus Rapid Transit, Park Station Precinct: International Transit and Shopping Centre, Commuter rail, Parking, Taxi-ranking and holding, Mobility and congestion, Transportation and traffic safety are among some of the deficient areas that require adequate attention.
The Inner City housing plan aims at getting the basic rights, emergency and transitional accommodation, and incentives for inclusionary housing, access to the social package through the Better Buildings Programme (BBP).
2.14.0 Goals and objectives of regeneration
The Goal of the regeneration effort in the Inner City is to raise and sustain private investment leading to a steady rise in property values.k2
2.14.1 Objectives of regeneration
The main objectives necessary to achieve the goal of regenerating the Inner City include the following:
- Address Sinkholes;
- Intensive Urban Management;
- Maintain & Upgrade Infrastructure;
- Ripple-pond Investments;
- Support Economic Sectors.
2.15 Strategy
the basic components of the strategies are:
- Intensive urban management, including improvements to service quality, strict enforcement of by-laws, management of taxis and informal traders, and sound credit control.
- Upgrading and maintenance of infrastructure to create an environment attractive to both residents and business.
-upport for those economic sectors that have the potential to thrive in the inner city, and encourage growth in those sectors.
- Discouraging "sinkholes", meaning properties that are abandoned, overcrowded or poorly maintained, and which in turn "pull down" the value of entire city blocks by discouraging investment.
- Encouraging "ripple effect" investments that can lift an entire area
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Figure 2.8: Regenerated plan of the Inner City of Johannesburg in South Africa
(Source: inner city regeneration chater, 2007)
2.16 Implementation
This final Inner City Regeneration Charter is divided into 3 parts:
Part A: This tends to give an overview perspective on the future of Johannesburg’s Inner City, taking into account current challenges and opportunities to re-contextualise the vision statement agreed with all stakeholders in 1996/97.
Part B: This is divided into 6 Sections. These reflect the structure of the stakeholder consultations held in the run-up to the Summit. These include:
1. Urban management, safety and security;
2. Public spaces, arts, culture and heritage;
3. Economic development;
4. Social development;
5. Transportation; and
6. Residential development.
Each section highlights the critical issues identified by stakeholders, provides a statement of the desired outcome in relation to the issue, and sets out a number of clear measurable commitments that will be pursued over the next few years.
Part C: This tends to highlight the institutional arrangements to be established to oversee the implementation of key Charter commitments (inner city regeneration chater, 2007). Successfully implemented initiatives included: Constitutional Hill and Newtown redevelopment including the Mary Fitzgerald Square; the Fashion District upgrade; the Main Street Upgrade; Metro Mall and the Faraday Taxi Rank; the upgrading of Braamfontein; the Nelson Mandela Bridge; etc: (inner city regeneration chater,2007)
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Plate VII: The regeneration of Wits Drill Hall in the Inner City of Johannesburg South Africa (Source: inner city regeneration chater, 2007)
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Plate VIII: The regeneration of a residential apartment in the Inner City of Johannesburg South Africa (Source: inner city regeneration chater, 2007)
Some of the learned lessons from the urban regeneration of Inner City include the following:
- involves physical upgrading,
- community development programmes and
- the development of the Greenhouse Environmental Centre NIGERIA
Title: Lagos Mega-City project (LMCP)
The well talked about Lagos life, is a dysfunctional aberration of culture and values. The centre of economic hub which has a population of about 18 million
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Plate: VIII: An aerial view of the old Lagos
Positioning: Lagos lies between Latitude 6o 22’ and 6o 52’ N and Longitude. 2o 42’and 3o 42’E. It has a Land area - 3,577 square kilometres 22% of the total State land area). Lagos is bounded on the south by the Atlantic Ocean, on west by the Republic of Benin and on the North and East by Ogun state.
2.17.1 Development Strategy
1. Promote sustainable physical development
2. Promote efficient urban development and management
3. Redirect urban growth
4. Harness the resources available in the region
5. Provide and improve the infrastructural facilities to meet the need of Lagos Mega City.
6. Redefine coastal zone supporting investment based activities.
7. Create an integrated open space network binding together the Linear space of the region
8. Facilitate intermodal transportation system
9. Integration of model city plans into Lagos Mega City plan
10. Prevent the growth of urban slums and blighted neighbourhood
11. Prevent the sporadic change of use and illegal conversion.
12. Re-order land uses and disaggregation of activity centres.
Ministry of physical planning and urban development (2010)
2.17.2 Objectives
-Improvement in quality of replenished housing.
1 Increase density and reduce sprawl.
-Have economic benefits and improve the global economic competitiveness of Lagos.
-Improve cultural and social amenity.
-Improve opportunities for safety and surveillance.
-Increase tax income for government (Owa, 2011)
2.17.3 Key projects
The projects for the urban regeneration of the Lagos mega-city includes but is not restricted to:
- Eko Atlantic City
Is a planned district of Lagos, being constructed on reclaimed land from the Atlantic Ocean. It is anticipated that the proposed development upon completion will accommodate 400,000 residents and 250,000 commuters flowing daily to the new island. The development will also have a positive environmental impact; its purpose is to stop the erosion of the Lagos coastline. Eko Atlantic hopes to be a powerhouse for Nigeria and all West Africa. The project is expected to have a positive impact on Lagos as well as Nigeria in general. Throughout the project’s lifetime, thousands of jobs will be created as well as providing business and residential districts for West Africa. Hence, admirers and investors will flood its shores either for leisure of for business.
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Figure 2.8: Aerial view of Victoria Island (Source: ekoatlantic.com)
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Plate IX: Road10 lane linking Mile2 - Badagry (Source: www.skyscrapercity.com)
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Plate X: Fourth mainland bridge (Source: nairaland.com)
- A multi-level parking lot at Ojota.
- Clearance of canals and drainage routes. In the process of clearing, the buildings and shanties that where constructed at irregular places by residents were demolished.
- The Lagos mortgage scheme
The scheme will create opportunity for people to own their own houses through a mortgage facility of 25 years tenure at 10 percent interest.
2.18 Transport master plan
This is the displacement of the transport system popularly known as “Molue” with the BRT buses which runs on dedicated lanes, reducing the number of cars that run on the roads and the city a befitting transport system, where by people leave their cars at home and enjoy a ride in the bus. This system has helped in decongesting the roads and cleared the traffic jams.
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Plate XI: Bus rapid transit Scheme (BRT) Lane (Source: www.mypenmypaper.wordexpress.com)
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Plate XII: Bus rapid transit Scheme (BRT)
(Source: www.mypenmypaper.wordexpress.com)
- Ferry services
- Light rail transit
- The Lagos Beautification Project.
The scheme has to do with the creation of parks and landscapes and the reclamation of parks. Giving the city a new looks with flowers, green lawns and trees interspersing the busy highways.
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Plate XIII: The Lagos Beautification Project (Source:www.mypenmypaper.wordexpress.com)
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Plate XIV: The Lagos Beautification Project (Source: www.mypenmypaper.wordexpress.com) • Infrastructure renewal project
This is a programme of transforming slums into suburbs that are beautiful, the renovation of settlements that have suffered decay for centuries and rebuilding the dilapidated ones. This is transforming the city of Lagos into a modern city of ambience and beauty. The slums include; Agege, Ajegunle, Badia, Makoko, Bariga, Ilaje, Ijeshatedo/Itire, Amukoko and Iwaya
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Plate XV: New Oba of Lagos palace (Source: Nigeriansabroadlive.com)
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Plate XVI: Lighted streets (Source: www.mypenmypaper.wordexpress.com)
2.19 Gbagyi Ethnic group and spatial identity
Gbagyi’s are popularly referred to as the 'Gwari' and ‘Gbari’ an ethnic group in north central Nigeria. Predominantly they are found in the Niger and Kaduna States, the Federal Capital Territory,part of Nasarawa and Kogi States in central Nigerian Area. This ethnic group is the most populated ethnic group and indigenous in the Federal Capital Territory of Nigeria and their major occupation is farming (Yakubu, Yekini, and Kumar, 2014). Their traditional spatial pattern developed out of an interaction between the general Middle Belt/Central Nigerian concepts and its specific character. As a result, a modest expression of its vernacular housing manifests as a direct response to the existing environment within their cultural boundaries.
2.19.1 The Gbagyi spatial adjustment pattern
Mai (2008) asserted that the Gbagyi’s spatial adjustment can be represented as a triple ‘F’ (fission, fusion and fashion): the social action resulting in a fission or disintegration of the community and at family levels to individualistic characters; physical fusion which designate combination or integration of the isolated indigenous round huts into compact rectangular courtyard compounds; and finally the psychological fashion of contemporary lifestyle of cash economy. This is characterized by capitalist modes of production and consumption of housing. Socially, Gbagyi society was characterized by the African communal lifestyle whereby residential occupancy adopted the extended family system based on an agrarian economy, art and craft, and on a symbolic attachment of the living to the dead. Such ethnocentric values were gradually eroded by acculturation occasioned by interaction with migrants. This could be seen as the disintegration of the traditional Gbagyi society.
Physically, Gbagyi traditional housing pattern advance from rural to urban standards, where by the spatial orderliness, choice of materials and construction technology shifted to fit the present situation. The indigenous spatial identity pattern remains though, but is contracted by fusing the isolated freestanding mud/thatch round huts into rectilinear concrete buildings, roofed with corrugated iron, around courtyards. This scenario implies fusion of dispersed buildings into a rectilinear whole, with the African courtyard as a core pattern. Another physically manifested secondary value that is retained is the granary which has not been faced out. Socially, room allocation to parents is still retained in spite of accommodation shortage caused by subletting some rooms to tenants (Mai, 2008).
2.20 Summary
In summary, urban regeneration is a change which comes in the form of social, economic, physical and environmental aspects. The effects of urban regeneration in an area aims at preserving valuable and unique fabric, improving the environment as well as quality of life of inhabitants, restructure economic activities , reverse the deterioration of urban zones and promote rehabilitation of urban zones. Regeneration is a long-lasting way of resolving urban problems while renewal deals with demolition of abandoned buildings that do not apply to the new function and revitalization is physical and not long-lasting. Urban regeneration can be approached based on community organization, Large-scale investment scheme and cultural regeneration depending on the situation, choice and expected effects.
The various regeneration projects in this chapter from Dockland in England, the east bank urban regeneration area of Leeds and Lagos in Nigeria have different intervention approaches or solutions.
In Dockland it was to regenerate the dock area with good retention of historic architecture and the mix development approach. Mega-city project in Lagos is that of a slum city upgrading, clearing and providing landscape amongst others which are actions geared towards improving infrastructural facilities to meet up with the status of being a mega city. The lessons gotten from here will help in developing a relevant approach to the project in the next chapter.
CHAPTER THREE
Research Methodology
3.0 Introduction
This chapter gives an overview of the research design, sample selection and research procedures, area of study, variables, research techniques used and how validity and reliability were maintained. Highlights of the field work procedures and data analysis are equally presented in this chapter.
3.1 Research design
A mixed research methodology was used in the course of the research. This allowed for research triangulation and data augmentation from the various research tools used. The instruments of data collection used include the following: in-depth interview, visual survey, questionnaire survey with the aid of secondary data. Case study method was equally used as a technique during the field work. This study used a descriptive survey research design utilising both qualitative research methods and quantitative approaches. The mixed research approach was considered to be the most preferable because the study sought to describe the present situation of Garki village. The data collected were subjected to rigorous qualitative and quantitative analysis to arrive at the findings. The mixed approach was used due to the nature of the research being evaluative.
3.2 Population of Study
The population of the study consists of all residents, business men and women of Garki village in Garki district of FCT Abuja. The selection of this population of study is to allow for wider coverage of possible respondents in order to further ensure a higher validity and reliability for the research. Therefore, a total of 120 houses were systematically and randomly selected to participate in the survey. The reason for this sample population is to ensure a proper control in the course of the research. As this could also provide a smaller manageable sample size necessary.
3.3. Area of the study (description)
Garki village was chosen mainly due to the degeneration of the settlement and the dire need of urban renewal of degraded areas. The area used for this research is Garki Village in Garki district which is located in Abuja Municipal Area council (AMAC) being the largest Municipal Council in Abuja the Federal Capital Territory (FCT) of Nigeria. The need to upgrade such this area remains germane to the present trends of issues in the world.
3.3.1 History of Garki
Garki-village as it is popularly called, is an old settlement dated back to the fifteenth century, founded by a renowned hunter called “Baushe” in Gbagyi language, who founded it rich in bush animals on his usual hunting expedition from Birnin Gwari in Zaria, where he now settle with his people. However, his settlement was firstly on the hill called “Peyi” meaning “that hill” in Gbagyi language before their movement to the plain ground by the missionaries in 1879. By 1913, it was recommended a District. The settlers are the original Inhabitants (aborigines) of the Federal Capital Territory within the City center. Itis ruled by a Paramount ruler called the “Osu” meaning the King, but the ruler ship is referred to as “SaPeyi” meaning King of the hill all in Gbagyi language, which is a derivative of their former abode (Yakubu, Shekwonce Stephen, 2004)
Garki village is headed by a village chief named Sa’Peyi of Garki, Alhaji Usman Nga Kupi. It is one of the old settlements in Abuja FCT; it is mainly occupied by the Gbagyi people. Garki village is situated directly opposite Garki Model market along Ladoke Akintola Boulevard, Garki.
Abuja is Located between latitude 8.5o and 9.20o north of the equator and Longitude 6.450 and 7.390 east of the Greenwich meridian. The federal capital territory has a master plan with division into phases. Each phase is divided into cadastral zones and districts. The district are divided into four i.e. Asokoro, Garki, Maitama and Wuse, which are all in phase I.
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Plate XVII: Aerial view of Garki village (Google Earth image, 2014)
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Figure 3.1: squatter settlements in Abuja showing the federal capital city (FCC) (Source: Ibrahim Usman Jibrin, 2006)
The area under study is popularly called Garki-village, and covers an area of about 19ha. It falls in Garki district phase 1 of the Abuja master plan, in the FCC. The geographical coordinates to show the extent of coverage are: (91 27.70N, 7 2926.64E; 91.27S 78N, 7 2926.64E; 91 11.50N, 7 2926.70E; 91 11.42N, 7 297.06E) respectively. However, the area is accessible by Akoko-street to the North, Lagos-street at the centre, Enugu-sreet at the Eastern side and Nsukka-Street at the Southern part respectively. (Yakubu, Shekwonce Stephen, 2004)
3.4 Data Collection Technique
During sampling, major areas within the Garki village were identified so as to proportionally distribute the questionnaires and conduct a balanced field study. Purposive sampling was mainly used in the course of conducting the interview. This was because the respondents were selected purposively in order to obtain critical and rich information. In addition, a systematic random sampling method was used to administer the questionnaire survey. This was to avoid any form of biasness while administering the questionnaire amongst households in Garki village. The sampling size was selected based on the suggested guidelines:
For small portions (N<100), there is little point in sampling. Survey the entire population.
If the population size is around 500, 50% of the population should be sampled.
If the population size is around 1500, 20% should be sampled.
Beyond a certain point (at approximately N= 5,000), the population size is almost irrelevant, and the sample size of 400 will be adequate (Gay, 1996; The Research Advisors 2006).
a) Buildings: 724 Household population- 526 Commercial Buildings-197
b) People: Residents (Household Heads) - 400 Visitors (commercial/Traders) 300
The estimated population of Garki village is a little above 2000 (Itua, 2015)
3.4.1 Research instrumentation
Basically, four instruments of data collection were utilised for the study. This was necessary in order to gather both quantitative and experiential data. As a result, the following research tools mentioned were incorporated, namely; visual survey which involved the use photographs, documentation, sketches, and checklist, observation, semistructured interview and questionnaire survey.
Similar researches conducted in this area, made use of the above named instrument in order to examine issues related to regeneration and slums and possible solutions. These studies tend to highlight the need to use multiple approach and instruments of data collection. This multiple method allows for research triangulation. The use of questionnaire survey was to enable the respondents respond to the same question base on their opinions and perception. Hence, a larger amount of data was collected from the sample population within a reasonable time frame. The degree of the study demanded the use of research tools that give a proper insight (in-depth knowledge) into the critical nature of urban regeneration in Garki village. Hence, the research techniques used enabled collecting various data with little or no restrictions and impediments.
3.4.2 Visual survey
In order to ascertain planning pattern, facilities and services available in Garki village, the challenges being experienced by the residents, it was essential to use visual survey which comprised the use of photographs being capable of capturing physically static objects such as facilities, structures and building elements spatial layouts through imagery. The checklist which was generated from research templates was used to assess key facilities, items and spaces. The researcher is of the opinion that the ability of this tool to effectively capture the required set of data is based on the extent and accuracy of the literature being reviewed. To this end, the literature review featured some basic issues that served as indicators in the use of this tool. The issue of validity for this research instrument is a case of what is glaring, static and visually accessible to the researcher during the course of data collection. The checklist was designed and used to aid in identifying the availability or absence of particular spaces, services, and facilities within Garki village. Most of these spaces, facilities and services as noted in literatures tend to be an integral part of any urban area. The checklist was used in Garki village. It is noteworthy that the checklist was formulated from literatures on issues and features which should form a developed or a regenerated area. A sample of the checklist is provided in the appendix.
3.4.3 Observation
Observation is basically a visual assessment of non-static activities, mostly how users interact with certain facilities and commercial activities. The data collected through the use of this instrument is meant to relate the activities and use of spaces in Garki village. In order to ensure the accuracy of data, major areas of Garki village were visited to observe the activities taking place at different hours of the day from morning, afternoon and evening: equal observation time was stipulated for each period, which is 08.00am to 10.00am, 2.00pm to 4.00pm, and 6.00pm to 8.00pm daily for a period of one week. During this period, time was spent considerably in the following areas: commercial areas, residential and recreational areas. Observations relevant to the research were noted through documentation and recording.
3.4.4 Questionnaire survey
One set of questionnaire was designed and administered to the residents of Garki village. 120 copies of the questionnaire were administered in which only 116 (96.7%) were retrieved. The questionnaire was divided into five sections namely: personal data, housing, economic, social, and environmental/physical. However, the researcher made use of four research assistants which made it possible to administer and retrieve the questionnaire the same day. Furthermore, houses were selected in a systematic random manner. This made it possible to collect adequate information and opinions from the respondents within a short period of time. The study population consisted of all the residents, users of spaces within Garki village. Obtaining a random sample size and then administering the questionnaire to users at each location using a simple probability sampling technique. However, it would be of little value to the study since the aim is to study the experience and perception of residents in those areas.
3.4.5 Semi-structured interview
Face to face semi-structured interviews were conducted with key respondents at Abuja Municipal Area Council (AMAC), Federal Capital Development Authority (FCDA) and the district head's palace. This type of interview was used because of its role over questionnaires. This is especially to allow the respondents to freely express ideas, to be at liberty in responding to issues raised in the course of the in interview and to probe for clarifications and confirmations of information from the respondents which cannot be achieved through the questionnaire survey.
3.5 Analytical Technique
The procedure for primary data collection involved visits to local case study (site) following pre-notification of scheduled visits to the AMAC, FCDA, and the District Head's (Sapyeyi) Palace. Here instruments of data collection were well utilized among this, visual survey and observation and interview; which further entailed a guided tour round the neighbourhood alongside sketches and notes taking at the palace and AMAC. Observation of social and economic activities was done, and a thorough analysis of the form of settlement and housing pattern and the entire neighbourhood, structure, features and landscape elements were carried out alongside taking pictures with informants to determine the facility’s available. The interviews were carried out in two sessions. First sessions were with the notable staff both at AMAC and FCDA and the district head of Garki village (Sapyeyi), while the second sessions were with one notable custodian of culture and residents of Garki village. Finally available documentations on studied area were assessed on request constituting secondary research data. This included manuals, written and past project.
3.6 Validity and Reliability
In order to ascertain the validity of instruments, expert opinions were sought from the supervisor, lecturers, and existing templates content and format of the questionnaires, Consultations with the supervisors, other lecturers, assisted in identifying errors thereby resulting in the redesign of the research of tools. Also to ascertain the validity and reliability of the research instrument, a pilot study was conducted with ten (10) students whom did not participate in the actual study they are not forming the sample population.
Following the pilot study, more errors were identified in the instruments. Drawing on the expert opinions from the supervisors, lecturers and peers, appropriate corrections were made on the instruments. Thereafter, all instruments were administered by the researcher and collected immediately.
3.7 Data analysis
All the information from the questionnaires was entered into SPSS using descriptive statistics, graphs, tables and charts. The interpretation of the descriptive statistics made it possible to make appropriate inferences into various themes.
3.4.3 Ethical consideration.
The researcher explained the aim of the study to the respondents and guaranteed the confidentiality and anonymity of the responses which is used strictly for academic purposes. Hence, the consent of the respondents is sought before conducting both the interviews and questionnaire survey voluntarily without any form of coercion or compulsion.
3.8 Scope and Delimitation of the study
Different constraints were encountered during data collection, which were not foreseen at the onset of the field work. Some of these limitations include the inaccessibility to certain documents and materials which were considered sensitive and confidential at AMAC and FCDA, difficulty in gaining the audience of respondents to conduct interview as some respondents tend to participate while others declined from participating in the interview process and responding to the questionnaire survey. As a result, limited number of respondents was interviewed thus slowing down the process of data collection. In a nutshell, this chapter has presented the research methodology utilised in the course of the research.
CHAPTER FOUR
Data presentation and analysis
4.1 Introduction
This chapter covers the description and analysis of the cases studied. It presents data as it is obtained from the cases visited, studied and analysed based on the established study areas. In addition, it contains the discussion of findings from the preceding chapter(s) and presents inferences and deductions from statistical analysis. Identified principles from literatures and developed into the framework for this research. It therefore highlights the findings from study, and how such will aid in an attempt to answer the research questions posed in chapter one.
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Plate XVIII: A view of untarred road in Garki village (Source: author's field work, 2014)
The plate (XVIII) shows one of the untarred access road within Garki village. The housing pattern and layout do not make provision for setbacks, foot paths and walkways. The absence of drainages is also noticeable as residents tend to empty waste water and dirt right in front of buildings into access roads. Most of the buildings tend to project beyond property lines thereby reducing the width of roads and creating disorder arrangement of housing patterns which does not make allowance for open parking spaces, pedestrian walkways and possible green areas.
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Plate XIX: A view of restaurant adjacent Garki village community market (Source: author's field work, 2014)
This area adjacent the community market which shows some local business activities,shades and kiosks which encroach into the adjacent road. Thereby interrupting free flow of traffic along major roads and pathways. Such projections beyond required setbacks can be regenerated and used for other worthwhile activities that tend to be more rewarding.
Plate XVIX below reflects some of the petty traders, small scale businesses and hawkers along untarred road. As a result, there is obstruction to movement along such areas. Such business activities tend to lower and degrade the environmental quality by jeopardizing the scenic qualities of such areas in Garki Village.
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Plate XX: A view of petty traders and hawkers along some footh path in Garki village
(Source: author's field work, 2014)
As reflected in plate (XX), which shows one of the accesses into the community market premises in Garki village? This further gives an overview of the low economic activities engaged by the people of this community. Most of such activities are of low income generation. In addition, the drainages are not properly maintained and are filled with debris, garbage. Such derelict drainages tend to cause environmental pollution and deface the scenic qualities of these areas as shown in plate XXI below.
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Plate XXI: A view of the accesses into the community market premises in Garki village
(Source: author's field work, 2014)
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Plate XXII: A view of random housing layout and parking of cars in Garki Village
(Source: author's field work, 2014)
Plate XXII tends to highlight the random housing layout and parking of cars in Garki Village. The residential neighbourhood is a juxtaposition of both residential and commercial activities with the neighbourhoods having undefined pathways, parking and areas for social activities. These results in most of the buildings being disorderly arranged in chaos.
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Plate XXIII: A view of refuse dumping site in Garki village
(Source: author's field work, 2014)
Plate XXIII shows a site being recklessly used as a dumping ground. The incessant dumping of refuse in this area and other several points alike to tend create nuisance and environmental pollution to both the residents and visitors alike. Such illegal refuse dumping ground tends to damage the public views within the neighbourhood. This area and many more can be regenerated and be upgraded into focal points in order to create good vistas thereby enhancing the aesthetic value of such premises.
Table: 4.1 Respondents personal data
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(Source: author's field work, 2014)
Table 4.1: From the result as indicated in table 4.1, the male population are 56=48.3% and female 60= 51.7%. The age distribution of the respondents is as follows; (18-30) years=38=32.8%, (31-45) years=37=31.9%, (46-60) years=29=25% and 60 years and above=12=13.8%. This implies that majority of the population are within the age range of (18-30) years. Similarly, in terms of ethnic groups or tribes distribution of the population,
Igbo=7=6%, Hausa=10=8.6%, Gbagyi=79=68.1% and others=15=12.9%. The Christians in this are 51=47.7%, Muslims=48=44.9% and others=8=6.9%.
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Figure 4.1: Gender distribution of respondents (Source: author's field work, 2014)
Figure 4.1, 4.2 and 4.3 show gender distribution of the respondents, different ethnic groups and the educational qualification. It can be inferred that majority of the people are school leavers (secondary school certificate holders).
ETHNIC GROUPS/TRIBES WITHIN GARKI
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Figure 4.2 Ethnic groups distribution of respondents (Source: author's field work, 2014)
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Figure 4.3 Educational qualification of respondents (Source: author's field work, 2014) Table 4.2: Housing pattern of the residents within Garki village
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(Source: author's field work, 2014)
The table 4.2 above gives an overview of the housing pattern of the residents within Garki
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Figure 4.4: Housing type distribution of respondents (Source: author's field work, 2014)
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Figure 4.5: Type of house ownership of respondents (Source: author's field work, 2014)
The figure indicates that the main types of housing in Garki village are compounds, flats and bungalows having 41%, 30% and 22% respectively. Most of the residents own the apartments (46%) in which they live in, where as 25% live in rented houses and 26% tend to have other means of housing ownership as shown in figure 4.5 above.
Table 4.3: Economic considerations of the respondents
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(Source: author's field work, 2014)
In table 4.3, the economic considerations of the people within this locality are relatively low being a function of the occupation, job opportunities or type of employment available in this area. However, it should be noted that it is mostly local business activities and menial jobs that the residents tend to engage in doing. The occupational distribution of the respondents is as follows, Civil servants (19%), private employers (16.4%), skilled labourers (22.4%), others and (42.2%). Out of this population, (47.4%) considered themselves as being gainfully employed whereas about (48.3%) regarded themselves as being unemployed. The mean of 3.12 of the occupational level of the respondents is relatively low on a 5 point scale ranking (Oyediran, 2005) which implies that the occupational level of the residents is not satisfactory. In the same vein, the shopping facilities within Garki village are not satisfactory as indicated by a mean of 2.01. The market in the community reflects the lowest mean of 1.76 meaning that it is critically in a bad condition and therefore needs to be regenerated urgently. Contrary to other variables on the economic factor, the offices in this area tend to be in a good condition as indicated by a mean of 3.71. Although there are banks in this area, yet a mean of 2.94 as shown in table 4.3 above implies that the banks are operating below average scale.
Table 4.4: Social considerations of the respondents
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(Source: author's field work, 201
Table 4.4 of the research shows the communal facilities available in Garki village and the level of performance of such facilities which attention should be given to. This includes educational, health, recreational and cultural facilities. The mean distribution of the facilities are as follows; Educational (2.94), health (3.01), recreational (2.89) and communal (2.89). However, it should be noted that the mean score which is below 3.5 indicate the poor state of such facilities and need to regenerate. The 4.4 further indicate that there is a significant variation among the variables in the basic facilities. Primary school has the least mean which signify it is not a key priority of the respondents that should be focused on. In terms of health facilities, there is more emphasis placed on the clinic than pharmaceutical stores having meant of 3.06 and 2.95 respectively.
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Figure 4.7: Communal facilities in Garki village (Source: author's field work, 2014)
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Figure 4.8: Recreational facilities in Garki village (Source: author's field work, 2014)
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Figure 4.9: Health Facilities in Garki village (Source: author's field work, 2014)
Communal facilities which tend to have two key variables namely; palace, and art and culture. The figure 4.10 shows that there is a statistical difference between the two variables
with the Sapyeyi’s palace being of more cultural and communal value or significance to the respondents with the locality.
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Figure 4.10: Cultural Facilities in Garki village (Source: author's field work, 2014)
Table 4.5: Environmental/Physical considerations of Garki village
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(Source: author's field work, 2014)
Table 4.5 indicates the result from the research as presented above. This shows the variables that are worth considering for better sustenance of the Garki Village physical environment. Sewage (2.94), refuse disposal (3.06), public realm (3.06), signage (2.78), street (3.05) and residential area (2.93). All these mean values denote that there is need to give adequate considerations to the above mentioned parameters.
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Figure 4.11 Environmental distributions of physical factors
(Source: author's field work, 2014)
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Plate XXIV: Block of shops (Source: author's field work, 2014)
Plate XXIV shows samples of blocks of shops within the village. Most shops, often times do operate into late night hours in the village.
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Plate XXV: Water supply from water vendor (Source: author's field work, 2014)
Plate XXV shows the available drainage which is not being properly maintained, surrounding being littered with dirt and refuse materials. Similarly, water vendors within the premises tend to augment the inadequate water supply within the neighbourhood as there are inadequate water services in this area. Although there are few tarred roads in the neighbourhood, yet most of the roads are untarred are being used despite congestion on the narrow roads which link other core areas of the Garki village. Absence of defined parking areas which usually lead to the random parking of cars and vehicles is also a source of concern as can be seen in plate XXVI.
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Plate XXVI: Dirt littered around the street (Source: author's field work, 2014)
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Plate XXVII: Drainage filled with refuse (Source: author's field work, 2014)
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Plate XXVIII: Block of shops and Open Street in Garki village
(Source: author's field work, 2014)
Plate XXVIII shows the widest street in the area which is dominantly the commercial area in the village where business transactions are carried out and the presence of shops within the area. Some of the free spaces are used as parking areas in the evening after most of the commercial activities have ended.
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Plate XXIX: Typical street in Garki village (Source: author's field work, 2014)
The road networks in Garki village are narrow barely (3-6) metres. Often times buildings, shops, kiosk are encroaching into the road beyond the setbacks or street layout as shown in plate XXIV, XXV, XXVI, XXVII, XXVIII, and XXIX which is due to poor planning, congestion and overcrowding the area which is a common problem in poorly generated areas or slums (Bilaga, 2010).
4.2 Social and Economic Development
Garki Village within Garki II District of the city, the indigenes, and lower cadre public and private workers are those running from the high rate of rent in the FCT to live in the village for affordable housing, despite the deficiencies in infrastructures and lack of social amenities. Most of the economic activities that take place there, buying and selling which can be seen in the plates above.
4.3 Findings and Discussion
The study led to some findings which are critical to the aim of the study. Such findings include the establishment of the fact that there are several issues and problems being faced in Garki village by residents ‘visitors and business men and women. Besides the poor developmental pattern of housing, infrastructure, some facilities within the district are grossly inadequate were as some of such infrastructural facilities are not in a good condition.
4.3.1 Research Question one
What are the existing problems associated with the pattern of development as it affects the Gbagyi cultural group?
The development pattern of Garki village is chaotic and random as there is no design layout which is being used. This has led to the disorderly arrangement of building structures thereby impairing the pattern of development in this area. This finding corroborates the observation of (Mai, 2008) who observed that the developmental housing pattern of the Gbagyi in Abuja peri-urban, consist of rectilinear, curvilinear and random pattern with the houses being nucleated. The above mentioned challenges tend to affect the developmental pattern of the Gbagyi cultural group in Garki village negatively. Although there are few infrastructural facilities in Garki village, there is more to be desired by the residents of this locality. This is because of the challenges and issues being faced in the area ranging from socio economic and environmental problems which have persisted over the years in this community. This is as reflected in the economic activities, social and environmental aspects. Hence business activities are operating on a low scale, market condition in a highly deplorable state whose conditions have degenerated and are in a dire need of regeneration. In the same vein, the critical nature of the social status of this area has limited a number of social activities which should have been an integral part of the residents’ activities and visitors of Garki village. The absence of defined recreational spaces and building structures to further enhance social interaction which in turn affects social inclusion has resulted to the usage of unsuitable spaces and areas for other social and recreational activities. In terms of the environmental conditions, except for the tarred road which stops abruptly at the out skirt of the Garki village, all other road network are not in good condition. There is no any other form of orderliness in the spatial layout of the neighbourhood. As such, the morphological configuration of the houses in this area is at random. In addition, the absence of public realms, vistas to allow a good scenic view, undefined parking areas, nonprovision of recreational areas and the reckless dumping of refuse within the village are some of the problems being faced in the neighbourhood within Garki village. It is worth mentioning that most of the areas do not have drainages and pedestrian boulevards. The reckless dumping of refuse in drainages, setbacks within buildings and other areas is a common practice among the residents. All these have defaced the area and reduced the aesthetic quality of the area significantly. This supports the findings of (Alpopi, 2013), that some of the challenges of slum dwellers are low income earners, with poor living conditions.
4.3.2 Research question two
How can tools of regeneration be applied to shape the development pattern of Garki village?
The developmental pattern of Garki village can be shaped using regenerative tools by the creation of vistas, redefining pedestrian pathways, drainages, vehicular road for efficient circulation. In addition reclamation of used spaces and conversion into public realms, green areas and recreation centres towards enhancing social interaction among dwellers of Garki village. However, regeneration of Garki village can be feasible with the participation of stakeholders, Government and residents of this area.It can also be said that the development pattern of Garki village is imbalanced and not proportional with respect to the distribution of facilities, (i.e. educational, health, recreational and communal) in the neighbourhood.
4.3.3 Research question three
What lesson learnt from the regeneration of Garki village be used in other settlements in Nigeria in order to avoid gentrification?
Regeneration of other urban slums can be achieved without necessarily causing gentrification in such areas this is because urban regeneration uses a step by step approach towards upgrading poorly used and underutilized spaces. Thus, the demolition of structures and displacement of settles can be mitigated by carefully adopting urban regeneration in most Nigerian slums and per-urban areas.
4.4 Summary- Garki as a Candidate for Regeneration
A slum is a rundown area of a city characterised by substandard housing and squalor and insufficient security with Garki village being an example of such settlement. When the seat of power was relocated to FCT, the plan was to relocate the indigenes outside the federal capital city FCC, but this has not been possible with Garki village. Despite efforts put in by the authority, there has been difficulty in controlling the existing slums in FCT. More illegal structures keep popping up, despite need to demolish such structures so as to maintain the master plan. The justification of Garki village being a candidate for regeneration is based on the fact that its location seems out of place compared to the surrounding environment. Most of the structure have dilapidated, poorly constructed and poor drainages and cleared refuse littered all-round the environment. There is only one school, no public hospital or dispensary, lack water and sewage lines, no pipe borne water absence of cut out streets with clustered and random settlement.
The existence of such settlements within the FCC becomes breeding a ground for increased criminal acts within the city and distorts the provisions of the master plan but a provision might be made to incorporate it into the development of the FCC. A better provision can be made to clear urban decay, reduce the high rate of poverty, provide shopping mall, create better sanitation among inhabitants, and provide basic social amenities for development. The major factors as discovered, contributing to slum development include rural-urban migration, unplanned neighbourhood, overpopulation, non-compliance with laid down rules and illiteracy. These factors however can be reflected in Garki village, one of the prominent slum areas of federal city capital. Garki is one of the districts in the phase one development when federal capital moved to Abuja, the village has been in existence since it was a settlement occupied by the indigenes before the Abuja master plan was developed but it was not incorporated into the master plan but had functions super imposed on it on the map. This development has left the inhabitant not part of the master plan but as a slum settlers. Garki village is a settlement presently under a resettlement scheme which does not seem to be working, and considering the previous history of resettlements in Nigeria like that of Kainji and the Shiroro resettlement scheme has really not been successful. However, the effect of the growing population into cities takes place at different levels the resultant effect is the rundown of urban districts which are sometimes referred to as slums. Regeneration can serve as a means to improve social, economic, physical and environmental conditions all leading to better functioning urban areas. Among the districts of Abuja however, urban regeneration would help to achieve a harmonious, attractive and aesthetically pleasing environment that would ensure us and future generation having centres of delight. It would also boost socio-economic development and the quality of life in urban and rural centres (Dimuna, 2010). Therefore since urban regeneration advocates for the planned adjustment of existing city areas to present future requirements for urban living and working, this seems most suitable for Garki village. The research has been formulated to address the issue of the regeneration of slums in Nigerian cities with Garki as a case study.
CHAPTER FIVE
STRATEGIES AND OPTIONS IN THE GARKI REGENERATION AND
INTERVENTIONS
5.0 Introduction
This chapter discusses various strategies and the diverse interventions made in the proposed urban renewal of Garki village and the master plan for the regeneration of Garki and its components.
5.1 Land Use Plan and Layout
The land use plan is basically not too different from the existing, but the introduction of the green area which is represented with the green colour on the map, while the yellow spots are for public/ community institutions. The commercial areas which exist at present are represented with the blue colour, while the religious institutions are represented with pink. The residential area is the most predominant on the map which is represented with the brown colour.
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Figure 5.1: The Proposed land use Plan (Source: Author’s design proposal, 2015)
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Figure 5.2 Proposed layouts (Source: Author’s design proposal, 2015)
Taking into consideration the nature of the settlement with the way the buildings are the dark shaded areas indicate existing roads and routes while the blue shaded areas are proposed roads. The contour lines are ash in colour and the pink boxes are the existing buildings. The yellow structures indicate proposed structures.
5.2 Economic regeneration
Economic regeneration describes the process whereby through investing in the local economy, the community as a whole can benefit. With the present state of Garki village there is a need to increase the employment rate within the village and redefine economic activities which can be achieved with great improvement of the economic infrastructure in Garki village. To position the potential of the area for economic benefit, by delivering projects that will contribute to the change and continuous existence of economic growth of the settlement. This will include various actions, policy and strategy and creation of vocational training centre(s) for skill acquisition for a better economic empowerment. It should be noted that a successful regeneration will be dependent upon improved economic performance of the said candidate for regeneration.
5.2.1 Possible strategies in renewal
There are challenges in terms of economic strategy development, first of which as noted by the Preston economic strategy and action plan of September 2005 is to turn the advantages that it enjoys into commercially deliverable projects that capture the interest of investors, businesses, stakeholders visitors and residents alike. Crucially, this is about ‘place-making’ and it resonates. The second challenge is how to overcome the clear deficiencies in the labour market. These deficiencies are associated with the socio-economic and physical regeneration of large areas of the city and particularly with the regeneration needs of indigenous labour force.
- The most obvious economic potential of Garki village is the line-up of shops, which despite its scattered nature still gets patronage, not just from within the village but also from without. There are also undefined areas where people sit out, it is therefore necessary to enhance these potential areas. The transport network can be improved, to encourage economic activities. Enhancing economic skills therefore encourage enterprise and create a competitive business environment.
The economic opportunities in Garki village can be maximised if there is support given to the people in terms of organised business activities, training and employment, and a better housing scheme. This can be achieved through
- Renewal schemes that creates local jobs within the settlement
- Creating an attractive area for business such as improving the commercial and retail spaces, the public realm within such areas so as to transform the local economy. Introducing different options of affordable housing, so that those involved in economic activities and indigenes can afford to live within the settlement.
5.2.2 Action and intervention options
To provide an economic intervention option that responds to the economic geography within Garki village; the following should be accomplished
- Creation of work space
- Standard commercial properties-to provide suitable business needs.
- Delivering of skills needed by businesses
- Heritage centre - as a means of tourism and marketing.
- Provide avenue for skills improvement to improve the workforce
- Transport, movement and connectivity.
5.2.3 Economic Intervention
This economic intervention entails various economic activities and services provided in Garki Village in order to improve the economic conditions of the residents within the community, such interventions consists the creation of the neighbourhood parks with kiosks at strategic locations. Such parks will generate funds through ticketing and by renting it out to interested individuals and organizations or associations for a particular period of time. The provision of let able shops at strategic locations in order to serve the needs of the residents within the Garki Village will further enhance the economic activities in the area to a reasonable extent. Such shops will eliminate the random use of containers for commercial activities. The proposed community centre or town hall can also be used for other diverse activities and functions which will generate revenue to the community. The vocational training centre is not an exception to this as it will serve as a market for the locally produced items made at the centre. These basic economic interventions are as indicated in figure 5.3 below.
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.3: Economic intervention (Source: Author’s design proposal, 2015)
5.2.4 Economic approach to Garki Regeneration
In the case of Garki village there is great need to give importance to
1. Creating an environment for business
The scattered shops all around, the office spaces found within the residences and the businesses that are located are not at conducive locations, within the settlement needs to be addressed. There will be need to redefine the spaces for the various activities and make standard creation of a suitable environment for business activities to thrive.
2. Learning and skills
Garki village suffers from low levels of skills and qualifications. It is therefore necessary to provide skill acquisition centre, these will help in ensuring that the majority of the population have qualified skill that will make them more effective in their various skills. The provision of enterprise skill will also help the business environment operate at a competitive level.
5.3 Social regeneration
Social regeneration focuses on the quality of life of residents and addresses problems at the individual and household level. It helps to improve mental health and social services and improve the quality of life and reduce crime, particularly within socially deprived communities.
Social regeneration focuses on the following themes: health, education, communal facilities, arts and culture and well-being.
These themes will be considered in the case of the study area to address the social related problems of Garki village.
5.3.1 Possible strategies in renewal
For social regeneration to have an impact there is great need to make connections between committed individuals in the community and public sector individual so as to reach out to the locals in the community and develop activities that will have impact on the lives of the people in the community. Another challenge will be a way to generate revenue that can be sustained, these can be worked on with the number of activities that go on in the community which will be a potential. The social potential of Garki village includes:
It is therefore necessary to enhance these potentials, as tools in addressing the social aspect to regenerating the area. These will;
a. Improve the quality of life
b. Improve quality of public services.
c. Encouraging family well- being
d. Raising educational achievement,
e. Improving access to employment
f. Creating safe, healthy communities.
g. Preservation of cultural heritage through an arts and culture centre
5.3.2 Action and intervention options
Possible actions and social intervention option, that responds to the social needs of the area.
- Produce a clear design for the arts and culture centre which will engage them in arts project.
- Create a shared community facilities by transforming disused buildings or wasted land
- Giving the young people within the area a mentoring training
- High patrol of the area in order to improve safety and security measures.
- Increase availability of activities for young people at weekends
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.4: Social intervention (Source: Author’s design proposal, 2015)
5.3.3 Social Intervention
Avenues for social interactions and activities that are made available include the neighbourhood park, open garden relaxation point and community centre/hall. These provisions will boost social and cultural activities and the social wellbeing of the residents of Garki Village. The improvement in the social life can only be achieved by the judicious usage of the community hall which will be used for various communal activities, meetings and functions thereby pulling residents closer in order to socially interact with one another. The Neighbourhood Park and open sit outs will further complement the communal centre by creating the opportunity and space for residents to freely socialise in such places. This is as shown in the figure 5.2 below as green garden furniture are provided at specific locations for easy accessibility. The improved accessibility by the maintenance of existing road network and creation of new ones will enhance movement within the entire community thereby allowing people to easily mingle/socialise with one another.
5.3.4 Social approach to Garki Regeneration
The characteristic of this settlement which is that of deprivation can best be remedied from the social aspect through increased well-being by improving the housing conditions and equally giving consideration to existing informal arrangements.
1. Working on creating a good health condition and service locally.
2. Providing and having access to open spaces, services, community garden etc.
3. Encourage the creation of self-help groups within the community
4. Improving their cultural resources
5.4 Physical and Environmental Regeneration
Lastly it is vital that regeneration both acknowledges and advances key environmental objectives for the area with respect to protection of the natural environment and the biodiversity of the area, lowering carbon emissions and more effective use of natural resources (Rother’s economic regeneration strategy, 2010-2015). To carry out a regeneration project most often than not there are physical problems and environmental issues that there is need for proper tackling and will add to the success story of any regeneration project.
5.4.1 Possible strategies in renewal
The most obvious problem of a rundown urban area is usually characterized in the derelict buildings and in most cases the contamination of the environment. First to be noted in the case study area which is Garki village, the physical appearance of the buildings and surroundings which will directly lead to environmental problems? These issues need proper tackling
- The case of the building, lands and sites appearance needs to be enhanced.
- The transport infrastructure can be improved and new access created within the settlement to reduce the present chaos.
- Improve utilities and services
- Increased environmental quality by greening, proper refuse disposal.
- Creation of urban or open spaces as much as possible amongst others.
The physical and environmental condition of Garki village if improved, will improve the health and social conditions of the people, improve economic activities and increase their productivity.
5.4.2 Action and intervention options
Environmental and physical improvements of the area based on the following activities
- Public realm ♦♦♦ Green routes ♦♦♦ Water and air quality ♦♦♦ Community space
Open space
5.4.3 Physical intervention
The maintenance of existing roads and provision of new roads to further link up the whole area of Garki Village allows for the easy accessibility of various areas. New structures are proposed in vacant spaces where as structures that are considered as obstruction to major developments were marked for demolition whereas some of the existing are removed in order to allow for circulation and easy access in case of emergency. In addition, some of the buildings that are in bad conditions are to be renovated. The proposed condominiums, community halls, shops, residential buildings, Neighbourhood Park, play areas, outdoor garden and vocational training centre are among some of the physical development and interventions proposed for Garki Village as shown in figure 5.3 below.
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.5: Physical development and intervention (Source: Author’s design proposal, 2015)
5.4.4 Environmental intervention
The landscaping of access roads and walkways, sit outs, play areas and the neighbourhood park will help in beautifying and in cooling the environment thereby reducing the excessive absorption of solar radiation as well serving as vistas. The trees further serve as windbreaks, shading devices and insulators. Thus, it can be said that the reclamation of land use as dumping grounds and these that are underutilised tend to give the environment a better visual quality thereby making the whole area to much more habitable. Soft landscape elements are incorporated to a reasonable extent in order to reduce the amount of solar radiation absorbed by the built environment and the use of hard landscape elements which brings about Urban Heat Island (UHI). This can be seen in figure 5.4 below.
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.6: Physical development and intervention
5.4.5 Physical and Environmental approach to Garki Regeneration
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.7: Details of Specific Areas showing both economic and social re-engineering
(Source: Author’s design proposal, 2015)
5.4.6 Demolished buildings and structures
Structures that are chaotic were marked for demolition in order to create ample space for development. Although some of structures are containers while some where built as an attachment to a main building, such structures where considered to be built as an afterthought which does not adequately fit into the planning of the area. A total of thirty five buildings were marked for demolition. Buildings with minimal adjustments and containers are not inclusive of the above figure 5.8.
Figure 5.8: Details of Specific structures to be demolished, coloured in red
(Source: Author’s design proposal, 2015)
The space behind the school compound will be converted to a play ground for the use of the pupils.
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.9: Layout detail at A (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.11: T- Junction layout at detail A (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.13: Park to be located beside the police barrack
(Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.14: Site plan (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.15: Stair cases and ramp (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.16: Recreational Park (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.17: Recreational Park (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.18: Recreational Park (Source: Author’s design proposal, 2015)
Abbildung in dieser Leseprobe nicht enthalten
Abbildung in dieser Leseprobe nicht enthalten
Figure 5.20: Condominium to be built to take care of those that their house will be affected
(Source: Author’s design proposal, 2015)
5.5 Legal and institutional issues
In every regeneration project a number of legal issues are bound to arise and addressing such early will go a long way in aiding the success or the regeneration of Garki village is under FCDA.
5.5.1 New policies
- Public land and property should be kept free from dereliction and vacancy.
- No house should be demolished without the consent of each occupier and all good homes should be retained.
- Public and private sector investment should be coordinated, and their partnership promoted by building infrastructure and removal of investment obstacles by the government.
- Publicized and proper planned opportunities for the private sector to obtain detailed information about the project and how best to invest in it.
- To facilitate a fast and focused planning approach it will be necessary that political support, commitment and buy-in from the highest levels of government are ensured.
- Ensure that integrated planning supports urban regeneration projects and clarifying inter-governmental relationships.
- Clarifying the roles and responsibilities of the different government role-players.
5.5.2 Need to implement laws or change practice to enable scheme
From inception of federal capital territory the major way of moving settles of an area is through resettlement following different options of either
1. paying out cash compensations and letting the resellers use money to build options their own houses,
2. Embark on compensation in kind by building house for the resellers as is mostly the case.
3. supply of building material and let the people build their own houses
4. Layout buildings plots and pay cash compensations in instalments for settlers to build their own houses.
In the case of Garki village it is the combination of Layout buildings plots and pay cash compensations in instalments for settlers to build their own houses and compensation in kind by building houses for the resellers. This has gone quite far but as is the case with such relocation schemes the resettled still live in Garki village and the resettlement layout are either sold or rented. To avoid such it is best that the regeneration approach is adapted by retaining their location and improving the living condition of the area .to achieve this the data gotten during the resettlement process will be of great importance.
5.6 Implementation Framework
- A combination of professionals from the following
- The department of resettlement and compensation
- The department of public building of FCDA
- The department of works of AMAC.
- An expert in urban regeneration and participants from Garki village whose names can be gotten from the Sa Pyeyi to represent the community. They will assess the proposal; include suggestions from their experiences and knowledge. An onsite office should be provided where meetings will be held, drawings pasting and will also serve for good contact with the locals and direct link with the area. It will also create an avenue where records of procedures and all documents concerned will be kept and easily accessed.
- Support for the regeneration project should be mobilized from the departments involved, the private sector, donors through networking, lobbying.
- Providing information and clarification to actors regarding inputs (funding, technical support) required by various actors.
- Tackling problems experienced as a result of policy misalignment, capacity challenges, weak inter-governmental / inter departmental co-operation
- Phase the execution and also see to the monitoring and execution.
- monitoring of progress on an ongoing basis and evaluation of outcomes and impact
- Documenting lessons learnt with respect to policy application, management practices for implementation, making adjustments required in government policy and programmes to achieve the desired outcomes.
- The implementation of projects in the area to be regenerated is carried out by the joint departments involved in the team.
- Formal agreements should be negotiated to improve co-operation with the various departments to be involved.
- The community sometimes participates at the strategic level, and there are one or more structures for community participation at the operational level.
- A manager to be appointed from the team to be accountable for the successful execution of the urban regeneration project and management of the process.
5.6.1 Actors
The actors involved in the regeneration project include a partnership between the government, private sector and the Garki village community.
5.6.2 Funding
The funding will be a combination of community participation, accelerated development zones (ADZ) and public private initiative.
CHAPTER SIX
CONCLUSION AND RECOMMENDATIONS
6.0 Introduction
This is a summarized conclusion of the entire thesis. It relates the various chapters of the thesis and outlines findings with relation to aims and objectives of the study. In conclusion, it recommends areas of related studies that can be carried out to contribute to the knowledge on the area of study.
6.1 Objectives of the Study in Review
The study’s aim is to examine the rundown area of Garki village Abuja and propose a framework of an integrated urban regeneration strategy as a tool for its renewal. This was carried out by the analysis of the questionnaire presented in the field and a case study of other areas that solved similar problems both within Nigeria and outside Nigeria.
6.2 Contribution to Knowledge
Change is one thing that remains constant in life and the approaches we apply in these change determines the result to expect. Population increase in urban settlements is a continuous process and the resultant effect is the birth of slum settlements.
In Nigeria the government at different levels try to proffer solutions to the problem of slums and often than not end up demolishing the entire settlement and resettling or relocating the settlers. This process ends with the people abandoning the houses built for them or selling them off. With this known fact as has been the norm it is necessary to have a change in the approach of tackling such cases. The following are the researcher’s contribution:
1. The need to involve the community affected in the entire process, to get opinion about things and how best to tackle issues will cut down if not eliminate the situation of finding rejected buildings. These will proffer practical solutions.
2. Culture is an integral part of every regeneration project and for any regeneration project to be successful; the culture of the people must be taken into cognizance.
3. Urban regeneration when employed in the renewal of depressed urban areas will not just be a special process but will also increase the experiences of the inhabitants of such areas. Subsequently the planning of the entire process will be based on the needs of the people over time.
6.3 Further research suggestions
This study based on urban regeneration as a tool in the renewal of poorly generated areas in Nigeria but it is not all conclusive and there are a number of research topics that will enhance this topic amongst which are
- How can Sustainability in urban regeneration be ensured in Nigeria?
- Urban regeneration and cultural policy
- Urban change and urban regeneration
- Urban regeneration policy and practice in Nigeria
- What is the contribution of Government towards and urban regeneration in Nigeria?
6.4 Recommendations
1. Rather than engaging in demolishing and resettling of settlers of depressed urban areas and other peculiar cases that require similar actions. A proper study of the area should be carried out and solution which proposes the integration of the inhabitants into the affected area be employed.
2. Government and stakeholders should recognize the need to incorporate and seek the views of the inhabitants of any community or settlement that requires regeneration.
3. There is an urgent need to review the general standards or model for regeneration in Nigeria to accommodate present and future demands.
4. The Government should ensure that financing urban regeneration projects are privately sponsored or based on partnership.
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- Citation du texte
- Joy Nanlop Uwa (Auteur), 2015, Regeneration as a tool in the Renewal of poorly generated areas Case: Garki Village Abuja, Nigeria, Munich, GRIN Verlag, https://www.grin.com/document/1043021
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X. -
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Téléchargez vos propres textes! Gagnez de l'argent et un iPhone X.