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Wednesday, April 28, 2010

Contemporary Issues In The Use of Master and Cadastral Maps in Minna Niger State

CHAPTER ONE


INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Land as we all know is one of the planet’s prime resources. Most activities of man are done on land and the source of continuous life is in the land. Incidentally, land resources are limited and can only be marginally increase at a great costs and possibly great risks. This scarcity of land and the inevitable need for it by all humanity makes it imperative that it is well managed. When we talk about land administration, we generally have in mind three major things among others:

I. Land use.

II. Land Management and

III. Land development.

The objectives of all forms of land administration however is to ensure that land is used to the best effect and with due regard to land improvement of the environment. Land use as its name implies is the use to which land is put to. E.g. farming, mining, urban development etc. these uses are supposed to be planned and the purpose of all land use planning is to guide decisions so that natural resources may be put to the best possible uses to meet human needs. This also means that these resources must be conserved for the future. Land use planning contains two elements.

The first is plan making, while the second is monitoring and control to ensure conformity with the plan. The coordinator of the team that does this is often trained as a physical planner (or urban and regional planner, city planner etc.).

Land management similarly is concerned with ensuring that land is used to its maximum potential to satisfy human requirements. The person trained to deal with this aspect of land management is generally referred to as the land economy surveyor (in Nigeria, estate surveyors and Valuer). The land economy surveyor is primarily concerned with the management and development of land and its uses as natural resources. Valuation and management are his basic skills, and in his education and training he must master the fundamentals of land law, economics and social analysis, and the primary technologies of Agric, Forestry and building Science which will equip him to handle a wide range of policies and action relating to land. Land management include the administration of urban and rural estates, the maintenance and conservation of buildings, administration of public housing schemes, land reforms and resettlement including land allocation and advice on the terms of disposal, advice on land acquisition for private and public purposes including the settlement of compensation. It also includes land valuation for various purposes, e.g. sale, purchase, letting, investment, mortgage, taxation etc.

Land development refers to the actual physical development on the land. This is an area where the Quantity Surveyor, Builders and Engineers take control. All these developments must take cognizance of the need to use land in a sustainable way so as to avoid environmental disasters e.g. flooding, land degradation, erosion, landslide, depletion and degradation of forestland, desertification, soil loss, salinization and water logging, vegetation loss, effect on water resources and drainage system etc.





1.2 STATEMENT OF PROBLEMS

Land is very scarce and can be increase marginally at a very great cost hence there is a compelling need to use it efficiently and to the greater benefit of the society. Human beings by nature are very selfish and left on their own, will not be bothered on the effect of their activities on neighbours e.g. a factory or church next door to a residential house physical planning will arrange the uses of land in such a way as to minimize such conflicts.

The economic system, if allowed to work on it own will not produce some social goods e.g. land for schools, playgrounds, public health institution, police post etc. left on its own no landowning family will allow any land for a public open space or for a public school. There is therefore the need for intervention to ensure that there is necessary spaces for ensuring a healthy all round conveniences in the cities are provided.

The problem of this study is an evaluation of contemporary issues in the use of Master and Cadastral Plans in land administration in Minna Niger State.

1.3 NEED FOR THE STUDY

The legal definition often adopted for the concept of land includes both the minerals below the ground and all developments on the land. The implication of the above as earlier indicated, is that the uses of land varies from Agricultural uses, human settlement (urban and rural) uses, industrial uses, mining and other mineral exploitation uses amongst others.

However, in order to put land into any use, there is the need to have some basic information about the land location on the earth surface, location relative to other identified reference point, size, shape, physical characteristic (elevation, slope, soils, geology, surface and ground water), natural resources etc. it is not only enough to have these information at a point in time but in a dynamic form since nothing in nature is static.

The profession often referred to as surveying (land surveying) has developed In order to give answers to most issues raised in the last paragraph. The scope of surveying and mapping ranges from elementary surveys of small areas of land (for title registration, development schemes or other purposes) to highly complex work concerned with the shape of the earth, the tracking of satellite resources identification from satellites photography and the configuration and behaviour of the oceans, specialization in surveying include: geodetic, topographical, engineering, cadastral, mine, cartography and map production etc. for the purpose of this study, Cadastral Surveys are defined as a precise surveys of parcel of land and lies at the heart of land registration or title validation and is useful in other land administration and planning activities.

a. Land department

i. To record registered properties and transfer of titles and

ii. To record government holdings, acquisition of land.

b. Planning department

i. To records planning applications.

ii. To analyses the availability of land for the development

iii. To record rural and urban land uses.

iv. To plan bus routes bus stages, pedestrian crossing and traffic control and

v. To record details of parks and for future planning.

c. Public utilities: - electricity, gas sewerage drainage, refuses collection, oil pipelines, and water pipelines.

i. To record layout of the distribution network, way leaves, subsidiary.

ii. To plan development

iii. To record property and telephone, telegraph cables, overhead lines and junction boxes.

iv. To plan and record postal delivery services.

v. To record tracks sidings, station layout and.

vi. To plan future development.

d. Education department

i. To analyses school catchment areas planning optimum location of school.

ii. To plan transportation requirement within school catchment areas.

e. Physical environmental development

i. To plan and execute layout for roads and buildings development

ii. To record municipal services, for examples, sewers, drains, and

Streetlight.

iii. To map all parking facilities, their capacity access.

iv. To analyses roads accidents in relation to design.

v. To record and plan the entire works project and their relation to government and private property

f. Health department

i. To record location of hospital and health centers and plan improvement to the service.

ii. To organize and monitor pest control.

iii. To map health statistics and area that as a result of incidence and prevalence of disease, and so forth.

1.4 AIMS AND OBJECTIVES

This research is aim at finding solution to the contemporary issues in Master and Cadastral maps in administration of land.

To achieve this aim, the following objectives are necessary.

i. To study the various methods and measures in the application of master and cadastral maps.

ii. To identify the government agencies responsible for the implementation of master and cadastral map in Minna.

iii. To evaluate plan monitoring and feed back mechanism.

iv. To study physical implementation of project development process and schedule, in Minna and it’s environed.

v. To study the requirements needed for the approval of planning permission for real estate development in Minna.

vi. To suggest and recommend more effective ways for development control in Minna.

1.5 SIGNIFICANCE OF THE STUDY

Land is necessary for our existence and development activities. Incidentally, land is limited in area and more limited for specific uses. The scarcity values amongst other things calls for it’s efficiently used. The extent to which it can be efficiently use influenced by the amount of information we have on it size, shape, characteristic etc. incidentally, we cannot do all these without map (the proverbial pieces of papers). Nigeria enacted a land ownership decree but called it land use decree. The earlier the error and misrepresentation is corrected, the better for the country. Part of the reason the intention and letters of the failed is that the government did not have records of what it claims it has and which governors are supplied to keep in trust for the benefit of Nigerians. There is therefore a clarion call for increase mapping of the country and the production of cadastral.

The case master plans especially for our cities, we are equally without a choice. Urbanization either as phenomena or a process has come to stay and the rate of growth is higher in developing countries of which Nigeria is one. Available statistics indicate that, by the year 2015 over 50% of Nigeria will lives in cities.

1.6 SCOPE OF THE STUDY

This study shall cover compressively vividly the examination of contemporary issues in master and cadastral plans in land administration in Minna, comparative analysis of two neighborhoods Minna and Bida local government.

1.7 LIMITATION OF THE STUDY

Numbers of constraints were encountered in the course of this study. Such constraint include;-

a) The non-challant attitude of the respondent to the questionnaires design for data collection

b) The administrative bottle necks at the Niger state ministry of land also made the collection of some data difficult as most of their document and records were not release for data collection.



1.8 DESCRIPTION OF THE STUDY AREA MINNA

ABOUT NIGER - FACT SHEET



Capital Minna

Area 76,363 square km (29,484 square miles)

Population 4,082.558 (2005 estimate)

Languages English (Official), Hausa

ISO-3166-2 NG-NI

Date Created 3 February 1976

Size Rank Ranked 1st

Population Rank Ranked 18th

Governor Dr. Muazu Babangida Aliyu.

Deputy Governor Dr. Ahmed Musa Ibeto



1.8.1 History: Niger State was formed out of the defunct North Western State in February 1976 and consists of 25 Local Government Areas. It is made up of the old Nupe and Kontagora Kingdoms, Abuja (now Suleja), Zauzau kingdom and other political entities. The major cities are Minna, Bida, Kontagora and Suleja.

1.8.2 Location: Niger State is located in the Middle West Central of Nigeria and is bounded by Kaduna State in the North East, Kebbi State in the North West, Kwara State in the South West, Kogi in the South, Zamfara in the North and the Republic of Benin in the West. The Federal Capital Territory, Abuja, is on the state’s Southeastern border.

1.8.3 People: The three principal cultural/ethnic groups of the state are the Nupes, the Hausa and the Gwari. Other groups include the Abishiwa, the Ayadi, the Bassa, the Bauchi, the Dukawa, the Dibo, the Fulani, the Gade, the Godara, the Gulengi, the Ganagana, the Ingwai, the Koro, the Kadara, the Kambari, the Kamuku, the Kakanda, the Mauchi, the Pangu, and the Shigini.

The Nupes are found in Gbako, Lavun, Lapai, Agaie and parts of Mariga Local Government Areas in the southern part of the state, while the Gwari, Kadara and Koro are in Chanchaga, Suleja, and Shiroro in the east. The Kambari and Kamuku occupy Mariga, Magama and Rafi Local Government areas in the north. Most of the groups have instituted a king or chieftaincy system of political leadership. The predominant religions in the state are Islam and Christianity.

1.8.4 Local Government Areas: There are 25 Local Government Areas, namely Agaie, Agwara, Bida, Borgu, Bosso, Chanchaga, Edati, Gbako, Gurara, Katcha, Kontagora, Lapai, Lavun, Magama, Mariga, Mashegu, Mokwa, Muyan, Paikoro, Rafi, Rijau, Shiroro, Suleja, Tafa, Wushishi.

1.8.5 Climate: The State experiences two seasons, the wet and dry seasons. The average annual rainfall is about 1,400mm. The duration of the rainy season is approximately 180 days. Mean average temperature hovers around 32°F, particularly in March and June. December and January have the mean lowest temperatures due to the influence of the tropical continental air mass which blows from the north. Dry season commences in October.

1.8.6 Industry: More than 80 percent of the population is engaged in agricultural activities. Niger State has one of the largest and most fertile agricultural lands in the country. The Nupe are the major rice producers, while the Gwari, Koro, Kadara and Kambari are famous for yam and guinea corn production. The Hausa and Fulani in Mariga Local Government area are noted for animal husbandry. There is a National Cereals Research Institute and Agricultural Research Station at Badeggi, near Bida and an Agricultural College at Mokwa. Brass work, pottery, raffia articles, dyed cloth, glass manufacture are locally consumed and exported. Niger State has or shares three dams which generate hydroelectric power and sustain irrigation projects and fishing. These dams are (1) The Kainji Dam (1969), (2) Shiroro Gorge Dam on the Kaduna River and (3) The Jebba Dam. Kainji National Park, the largest National Park of Nigeria is also in Niger State.

1.8.7 Tourism: Some of the attraction centers of the state are (1) Brass/Glass Works, Bida Arts & Crafts/ Souvenirs, (2) Gurara water Falls, Gurara LGA Natural/Physical, (3) Kainji Lake National Park Wildlife/Eco-Tourism, (4) Zuma Rock, Near Suleija Natural/Physical, (5) Shiroro Dam Tourist Resort Natural/Man-made, (6) Mayanka Water Falls Natural.

1.8.8 Education: Niger State has over 1,165 primary schools, 250 secondary schools and a number of vocational training centers. There are also about 15 tertiary institutions which include Federal College of Education, Kontagora, and the Federal Polytechnic at Bida and the Federal University of Technology at Minna. Others include the state owned Technical Teachers Training Colleges, State College of Education at Minna, etc. www.nigerstateonline.com.







1.9 People and Place “An introduction to Minna Town”

1.9.1 Location and Climate

Minna lies at latitude 9⁰ 37 North and longitude 6⁰ 33 East on a geological base of undifferentiated Basement Complex of mainly gneiss and magmatite. To the north-east of the town a more or less continuous steep outcrop of granite occurs limiting any urban development in that direction. The town has a mean annual rainfall of 1334 mm (52 inches) taken from an exceptionally long record of 54 years. The highest mean monthly rainfall is September with almost 300 mm (11.7 inches). The rainy season starts on average between the 11th – 20th April and lasts between 190-200 days. The mean monthly temperature is highest in March at 30.5⁰ C (87⁰F) and lowest in August at 25.1⁰C (77⁰F). Minna Master Plan (2000).

1.9.2 Historical Background

Minna is basically a Gwari town and got its name from a ritual performed yearly by the Gwari founders of the town to observe the beginning of the New Year. The word itself in Gwari means “to spread fire”. It came into existence because the Gwaris used to put out every bit of fire in the area, even in all the Kitchens in the town, on the last day of every year.

About three days to the last day of every year the Chief of the town together with his Chief Priest and some members of the traditional council would travel to Lafiyagi, a village on the boundary between Bida emirate and Paiko district about 60 Kilometers away, to bring new fire to Minna. Lafiyagi itself is a Gwari-speaking village in the Nupe emirate. The journey was usually calculated so that their return with the fire fell in the last day of the Old year. In the night of the New Year the people of the town would gather to lay plenty of firewood together and later lights it up with the new fire from Lafiyagi.

On the morning of the New Year, everybody would then take his fire out of the firewood and again take it to their respective Houses to mark the start of the New Year. This ceremony eventually became synonymous with the town and consequently gave it the present name “Minna”. The original name of the settlement on the hill top was Paida and surrounding villages like Dabo, Fadi, Jempina, Tayi Dnayi, Pasin and Shakwo were all under its domain. Every New Year their inhabitants would all come to get their new fire from the Minna house in Paida. Minna Master Plan (1979).

The early settlers and founder of the town lived on the top of the range of Hills which line the eastern and northern sides of the present Minna. Evidence of early settlement on the hill top remains in the form of dilapidated foundations, broken pots and many Baobab trees that characterized ancient towns in the north. Most conspicuously at Minna House, in front of which the yearly ceremony was observed.

However, before the town becomes the modern city that it now is, it went through four metamorphoses. The first was in 1905 when the construction work of the rail line got to the area. As there was no local labour at that time, the construction workers were Gwaris, Nupes and Hausas. The various groups were accommodated in different camps to ensure easy access and to prevent desertion. The Gwaris camp was situated in the areas of the present Keterengwari, while the Nupes had their camp at the present Kwangila and the Hausas at Kasuwan Zambarma or Limawa.

These camps later became permanent settlements and eventually formed some of the present wards of the town, but before they became settlement areas the Chief Paida, on the hill top, was asked by the railway authority to provide an arbiter who would settle the constant dispute that arose between labourers. The late Chief of Bosso, Mallam Abubakar Zarmai became the choice with one Muazu Paiko as his secretary. He transferred from the hill top to settle near the camps as the Administrator while his father Mallam Godeyize who was still on the throne as the Chief of Bosso, remained on the hill.

In 1908 the second face lift for the town took place when an Alkali (Judge) was provided for the camps. A permanent house for the Alkali was built and within the compound there was provision for a prison. Later, the first contingent of police was introduced.

The 3rd metamorphosis was in 1910 when the Gwari inhabitants decided to move from the hill top to settle down on the areas of the present Paida, one of wards of Minna and thus the abode of the founders of the town. In 1911 the construction of the main rail line within Minna had been completed and the first locomotive engine – Wushishi – arrived in the town. One of the first in Nigeria, it is now preserved at Minna Railway Station by the Nigerian Railway Corporation.

As the railway workers’ camps started developing into permanent settlements and gradually overshadowed the influence of the indigenes, the Minna Town Council was established (in 1934) comprising as members, distinguished representatives of the various settler tribes. This however, was short lived and the Gwari Federation Native Authority was soon formed. By November 1950 a Chief for the whole of the new Minna area, comprising all settlers was enthroned. He was Late Alhaji Ahmadu Bahago I who is the father of the present Minna Emir.

Other significant events that took place include the building of the present aerodrome in 1929 as one of the first three aerodromes in Nigeria, the Bosso Dam was constructed in 1949 and served as the sole piped water works was built to extract water from the river Chanchaga; and in 1962 the National Electricity Power Authority (then known as the ECN) was established.

The fourth change of status of the town came in February 1976 when its was made the State Capital of the newly created Niger State. Since then the Government has been battling hard to give Minna a face lift and a look befitting a State Capital. Minna Master Plan (1979).

Minna combines the status of an urban center with that of a local government area spanning from Tudun Fulani in the North West to Chanchaga in the south. Minna is about 135km away from the Abuja (FCT), 300km away from Kaduna city, within Niger state; it is about 90km away from Bida the capital city of Nupe Kingdom. 89km from Suleja and about 130km from Kontagora. It’s rise to urban status in the town in 1905. Since then, the status of the town began to change from the hitherto Hill-top settlement whose inhabitants were in constant search of security from their more populous and powerful neighbours, with the extension of Rail way line, the settlement started to expand and the expansion took another dimension with the choice of the town as a district headquarters by the colonial government in 1942 with this, Minna started to take over from Bosso as the most important town within its immediate vicinity. The political status of the town was further consolidated in 1957 when colonial administration created Minna emirate with an emir as its traditional ruler. Available figures show that in 1934, Minna had a population of 5000 people. In 1954, there were 3005 male tax payers in Minna (Fabiyi, 1984). The political activities that preceded and follow independence and their spill-over effect in economic activities attracted people into Minna. The effect is a large population of 59989 obtained in 1963 national population census. In 1979, the population of Minna was estimated to be 76480 at an annual growth rate of less than two percent (1.5). The population census of 1991 gave the population of Minna metropolis as 190750. This gives an annual growth rate, the population of Minna stood at 440251 in 2002. Today, the importance of Minna has been further enhancing with the movement of the seat of federal government from Lagos to Abuja in 1992. Minna is about 120km to the west of Abuja; it is the closest state capital to the federal capital territory. Since then both the population of Minna and it economic land space have impact on spatial extent of the town. Hence, Minna is now undergoing a process of sprawl; a phenomenon that is having impact on the legal status of development activities and the quality of these activities.















CHAPTER TWO

LITERATURE REVIEW

2.1 THE IDEA OF LAND ADMINISTRATION

When we talk about land administration, we generally have in mind three 3 major things among others;

A. Land Use.

B. Land Management and

C. Land Development.

The objectives of all forms of land administration however is to ensure that is use to the best effect and with due regard to land improvement of the environment.

2.1.1 Land Use

Land use, as its name implies is the use to which land is put e.g. farming, mining, urban development etc. These uses are supported to be planned and the purpose of all use planning is to guide decision so that natural resources may be put to the best possible use to meet human needs. This also means that these resources must be conserved for the future. Land use aspect of the plan shows the proposed general distribution, location and uses of land for housing, business, industry, open space, education, public building and grounds solid and liquid waste, disposal facilities and other categories of public and private uses.



2.1.2 Transportation

The transportation aspect of the plan shows the location and extent of roads, highways and other systems and facilities for moving people and goods.

2.1.3 Community Facilities

This section deals with all those public activities that involve physical development, including Schools, Parks, and Play Ground and Civil activities. They also include Library, Police stations, Mosques, Churches etc.

2.1.4 Civic Design

The action of civic design focuses on the major features and policy decisions of the plan which are the result of aesthetic judgment. The civic design tends to look at the over all structure and forms of the city and the forms of development.

2.1.5 Elements of Land Use

Land use planning contains two 2 element, the first is plan making, while the second is monitoring and control to ensure conformity with the plan. The coordinator of the team that does this is often trained as a physical planner (or urban and regional planner, city planner etc).

2.2 LAND MANAGEMENT

Land management similarly is concerned with ensuring that land is use to its maximum potential to satisfy human requirements. The person trained to deal with this aspect of land management is generally referred to as the land economy surveyor (in Nigeria, estate surveyor and Valuer). The land economy surveyor is primarily concerned with the management and development of land and its uses as natural resources. Valuation and management are his basic skills, and in his education and training he must master the fundamental of land law, economic and social analysis, and the primarily technologies of agric, forestry, and building science which will equip him to handle a wide range of policies and action relating to land. Land management include the administration of urban and rural estate, the maintenance and conservation of buildings, administration of public housing schemes, land reform and resettlement including land allocation and the advise on the term of disposal, advice on land acquisition for private and public purposes including the settlement of compensation. It also includes land valuation for various purposes, e.g. sale, purchase letting, investment, mortgage, taxation etc.

2.3 LAND DEVELOPMENT

Land development refers to the actual physical development on the land. Development is defined by Nigeria urban and regional planning decree (now act) No.88 of 1992. ‘’as a process of carrying out building, engineering, mining or other operations in, on, over or under land or the making of any material change in the use of any buildings or other land.’’ This is an area where the quantity surveyor, builders and engineers take control. All these development must take cognizance of the need to use land in a sustainable way so as to avoid environmental disaster e.g. flooding, land degradation, erosion, landslide, depletion and degradation of forestland, desertification, soil, loss, salinization and water logging, vegetation loss, effect on water resources and drainage system etc.

Development can also be referred to as the process of carrying out the construction work, which is associated with a change in use of land or land with its buildings or with the change in intensity of use of land. From the above definition development/property development can be regarded as modification of the existing building, redevelopment and new development.

2.3.1 Forms of Development

2.3.2 Modification of the Existing Building

This involves carrying out improvement work on the existing building and conversion of existing building if it estimated that the capitalized value of the additional return will exceed the cost of alterations in the case of office refurbishment, the layout of shops adapted to self-service and house being converted into flat or offices.

2.3.3 Redevelopment

Redevelopment involves demolishing an existing structure on land and rebuilding of structure to greater density. This take place when the present value of the expected flow of future net returns form the existing use of a property is less than the capital value of the cleared site.

2.3.3 New Development

This involves the clearing of virgin land to erect a new building for certain uses, new development usually take place in the urban fringe and takes the form of out ward urban expansion

2.3.5 Development Control

This is a planning standard to guide the growth of a city, it necessity is to ensure that planning goals are duly achieved with harmony among various land uses as stipulated in the development plan (Owoeye, 1996).

Keeble, (1969) and Agbola (1985). See it as a collection of interrelated para-legal and administrative techniques and instruments designed to safeguard, regulate, conserve and disburse land or part thereof in the interest of the over all community.

Onokerorhaye and Omuta, (1994). Define development control as the control of the use of land, the character, appearance and arrangement of building facilities to ensure economy, conveniences and aesthetics.

Radcliffe, (1978) as adopted by Onoherorhaye and Omuta (1994) define development control as the formal voice of the planning authorities regarding such matters as the permitted density, user restriction, and out standing preservation and conservation order of one kind or another.

2.3.6 Development Control in Nigeria

Prior to 1917; forms of controlling land uses and development in Nigeria was through the authorities of Emirs (in the North, Chiefs (in the East), and Obas (in the West) and heads of the families or clans in a given community. They act as administrators and trustees to the land which belongs to the community and ensures that every development must be carried on with their prior consent.

From 1928, this system change when the first Lagos town and country planning ordinance come into effect, for the improvement and development of Lagos Executive Development Board (LEDB). This led to the continued development of Lagos. But in 1946, the first Nigerian Town and Country Planning Law was enacted, to provide for the setting up of planning authorities, charged with the effective implementation of development plan through planning scheme.

The decree 88 of 1992, of the Nigerian Urban and Regional Planning Law of Nigeria stipulated that at the federal level there must be a commission to be known as the National Urban and Regional Planning Commission. The law provides for all states of the federation to establish a similar unit, that is, the decree made provision for responsibilities in respect of planning matters for each of the three ties of government in Nigeria. The bodies responsible for the implementation of the decree are as follows:

(a) National Urban and Regional Planning Commission at the Federal level.

(b) State Urban and Regional Planning Board at the state level.

(c) Local Planning authority at the local level.

The control department created under section (I) (II) of the decree is basically a multi disciplinary department charged with the responsibilities in respect matters related to the development and implementation of physical development plan.

2.3.7 Development Control Methods in Nigeria

These Methods are as Follows:

i. Direct Control

It gives direct control over those uses that are potentially dangerous to life or property which might lead to social or environmental problems.



Section 27 subsection I of the Nigerian Urban and Regional planning Decree No. 88 of 1992 provides for the establishment of development control department at the federal, state and local government level respectively, each control department or unit shall have power to control development on all land within the jurisdiction of the respective level of government.



Section 47 subsections (I) of the Nigerian Urban and Regional Planning Decree No. 88 of 1992 provides that the control department may serve an enforcement notice on the owner of a private residential, commercial or any other land whenever any development commenced without its approval.



Section 73 subsection (I) provides that the control department shall regulate the dimension, appearance, display, sitting and the manner in which an advertisement bill-board should be affixed to land.

ii. Approval/Permission and Taxation

According to Adedibu, (1995) as adopted by Oyesiku, (1998). Development control actually regulates any building or re-building operation in, on and under land. It also ensures an orderly growth of settlements by stipulating adequate standards for all aspect of land use through the provision of adequate lighting, opening spaces etc.

Oyesika, (1998). Itemized the basic requirements of the development control department for granting planning permission as follows.

(a) A lay-out plan

(b) Site/locational plan

(c) A building plan

(d) Engineering drawing.

Section 28 and 29 of the Nigerian Urban and Regional Planning Decree No. 88 of 1992 provide that approval of the relevant Development Control Department shall be requiring for any land development.

iii. Use of Statutory Provisions

Various statutory provisions are used to guide the use of land resources for different purposes. They are used by the government to exercise control over development taking place on land. This is done with a view to exercise necessary constitutional control for development, preservation and protection of the nations land resources.

2.3.8 Development Control Measures in Nigeria

The following measures are used by public authorities to control development.

i. Police power measures

ii. Fiscal control of urban development

iii. Spending power

iv. Power of eminent domain

(i) Police Power Measure:

These are measure adopted to monitor and regulate the development of land and landed property by public authority. The aim of applying this measure is to promote public safety, healthy moral and general welfare.

The police power measures are

a) Zoning Ordinance: - (Oyesiku, 1998). Zoning can be referred to as the division of land into district having different regulations.

Onokerhoraye and Omuta, (1998). Defined zoning as the demarcation of an urban community into districts for the purpose of regulating

i) The height and bulk of all structure

ii) The area of plot that may be occupied, and that may be left open

iii) The population density and

iv) The use of structure and land for commerce, industry, residences and so on.

b) Zoning Regulation: Zoning ordinances are now used in practically all or some of our large cities and in most of our smaller cities as well. Zoning is still used to prevent “growing” congestion, impairment of access to air, light and sunshine and inversion by improper uses.

The three principal types of zoning regulations are as follows:

1. Regulations concerning the uses permitted in different districts.

2. Maximum height and bulk restrictions for building and other structures.

3. Building area and population density requirements.

A. Classes of Use Districts.

Most municipal zoning ordinances recognized three (3) major classes of use district

i. Residential use district

ii. Business (Commercial) use district

iii. Industrial use district

I) Residential Use Districts: - These are ordinarily divided into three subclasses.

a) Single family districts represent a most exclusive type of zoning. All other types of residential, business and industrial use are excluded from these districts. Provisions are ordinarily made, however, for the possible location of Schools, Mosques, Churches, humanitarian institutions, Park, play grounds etc.

b) Two family districts permit all the uses of a single family district plus two family residence and duplexes.

B. Land Sub-division Regulation

Subdivision regulation control can play a vital role in promoting and protection the interest of the community, the buyer and the sub divider. They can enhance the value, desirability, and long time worth of the areas developed. Every one benefit when plot in a new sub-division are sufficiently attractive to favour a standard of development. But everyone can loss when individual plots are too narrow or too deep for effective use, when water supply, sewage disposal condition, road network create health and psychological problem.

C. Nature of Sub-division Control

Subdivision control varies depending upon the type of legislative authorization, the power to give urban development board and local planning authorities.

(i) Public Control by Fiscal Measure

The control of development by fiscal means involves property taxes and varieties of financial inducement available to individual property or estate.

It is the optional taxes that are use principally to exercise control. The major forms of fiscal measures are:

a. Selective taxation

b. Tax concession and allowances

c. Loan and loan guarantee

d. Grant

e. Subsidies

a. Selective Taxation

The essence of this tax imposed on land use and development control is that it should be optional so that where the estate owner act in accordance with public authorities, policies will escape the tax, public authority power of taxation can be use to redistribute a size of an estate, to influence land market and stimulate property development Estate duty is an example of selective taxation which was introduced in Britain in far back 1909 is still approvable in Nigeria today. The aim was to break up the existing concentration of wealth in a few hands.



b. Tax Concession and Allowances

This can only be given were tax are imposed and the purpose is to give relative advantage to specific types of estate, tax concession represent total or partial exemption from tax and are use to favour certain class of the tax payers such as charitable organization etc.

c. Loan and Loan Guarantee

Development and formation of estate to a large extend depend on the availability of credit facilities public authorities are in strong position to exercise control by making finance available. For socially desirable purpose, public loan and loan guarantee may be given in a wide variety of ways, according to situation they are designed to assist.

(ii) Power of Eminent domain

Eminent domain commonly referred to as compulsory acquisition power, is the power of public authority to compulsorily acquire ownership of land with or without owner’s consent for public purposes.

Compulsory acquisition power can be used to ease government and individual access to land for development purpose, to control private transfer of property right, and other controls such as types and size of development control.

2.3.9 The Need for Development Control

Development control is essentially desirable for the protection of non urban land by retaining some land for agricultural uses.

Agbola (1985). Observed that urban land as a scarce resources needs to be husbanded in a way that will balance long and short term needs of the community and also balance the conflicting claims of different interest groups.

Vagale, (1969), as reported by Agbola, (1985). Observed that the main objective of development control is to regulate the growth of a town in a planned and orderly manner and to ensure that real estate developers or owners of landed property use their lands and buildings in conformity with approved town approved town planning scheme or the master plan of the town. Other reasons for development control include

(i) Health and welfare: - land resources development control is necessary for the removal of all sources of danger and ill-health from residential, commercial and industrial premises. It is a way of eliminating unhealthy rivalry, conflict and waste arising from increasing private ownership and usage of land resources. Furthermore, development control measures are necessary to prevent fault in layout design and implementation hazard, development of new area and to reduce slum effect as much as possible.

(ii) Social Equity: - development control measures especially the positive types are instituted to reduce the wide gap existing between the have and have not in the society e.g. the positive are equal distribution of social services like electricity, water, roads, security etc.

(iii) Economic efficiency: - the main focus of development controls is centered on how to secure greater economic efficiency in the utilization of the nation’s land resources. It ensures a balance of land use, which should incorporate all uses that seek after economic development of the nation. The control measures incorporate the provision of development supporting facilities like communication, electricity, water etc.

2.3.10 Dimension of Development Control

These consist of normative dimension and monitoring dimension as shown in figure 1.

(i) Normative Dimension: - Under the normative dimension, the development proposals of individual and public agencies are supposed to conform to the existing plans, regulations, guide lines and even laws as shown in figure 1 that is compliance with existing standards and other tools of control.

(ii) Monitoring Dimension: - Under the monitoring dimension, the implementation of approved development proposal should conform to the said approve plans. Hence, control is exercised when what is actually happening is compared with and guided toward the achievement of the proposal and specification in approved building and layout plans (Aluko, 2000).

2.4. CLASSIFICATION OF DEVELOPMENT CONTROL

A distinction has also been made between positive and negative classification of development control as shown in figure 1

2.4.1 Positive Instrument: - This consist of infrastructural provision, land acquisition and land development by the government and their agencies, as shown in figure 1

2.4.2 Negative Instrument: - This consists of land development permit, land use zoning and land subdivision. While this division holds, it needs be noted that demarcation between the two is not sharp. For example while infrastructure provision encourages development it also means that such development will be practically confined to the areas where infrastructure services are available.

2.4.3 Levels of Development Control

Onokerorhaye and Omuta (1990) identified two levels of development control these are

1. Macro Level: - The focus at the macro level is on the development of layouts especially, the new area with the aim of integrating them with the present urban structure and also to make them fit properly into the future structure.

2. Micro Level: - The objective at the micro level is to control the development of the individual plot and structure within the subdivision as show in figure 1 i.e. control of density, building height, plot ratio.

2.4.4 Development Control at Subdivision Level

Development control at subdivision level is done with a view to ensuring conformity with new layouts and the standard set for the wider city or region. For this reason, planning approval must be sought and obtained before the development of any subdivision is embarked upon. This will prevent chaotic, premature and sporadic development now and in future. Other important information to be include are land budget indicating the analysis of the proposed use of the land such as residential commercial, industrial uses etc.

Development control at this level is done with a view to ensuring that the designing of building plans is carried out to satisfy specified standards and that the actual development conform with the approved plan. It involves the enforcement of the relevant housing and building codes, for the avoidance of illegal and poor quality development. The control at this level is usually affected by local planning authority at local government areas. For the purpose of approval, every building plan submitted to a planning authority must be drawn to appropriate scale and accompanied by a site plan showing total site area, boundary beacons etc.

2.5. ADMINISTRATION OF DEVELOPMENT

Without a unified approach to the administration and control of development, overall planning is wasted and plans will be ignored, flouted and frustrated. Because of the historic dual administration of land matters between state and local government a unified approach is impossible without reform. A tour around any of the development urban centers in the state will prove this point. The excellence state Government layouts with proper roads, drains and other infrastructure are obvious because of their orderliness and future potential for good, healthy, urban environment.

2.5.1 Planning the Planning

The approach to Town Planning taken by the Max Lock Group Nigeria is base on a philosophy of pragmatism “a belief that the value of a conception depends upon its practical bearing upon human interest”. Hence the style of our work and the reasoning behind the production of our various plan reports. It has been designed to give an account of our conclusions and ideas of how the towns can benefit from physical planning in order that people can make a response whilst the detailed planning work is going on. Thus they will participate in the production of their own development plan.

2.5.2 Planning Process “How Should we Plan”

The Max Lock Group Nigeria was commissioned specifically to prepare a Regional Concept Plan for Niger State and Master Plan for Minna. But Plan-Making is just one aspect of the total Planning Process. A Plan is only one of the tools employed for achieving the objectives outlined in the introduction. In order to put the specific plan-making task into its proper context, we should like to briefly describe the total planning process and its relationship with the planned. This treatise represents a universal view of the planning process, the basic principles of which should hold well in any situation. However, certain parts of the Plan-making process and its implementation should naturally adapt to local conditions and tradition. Town Planning can be better described as ‘city Management’ a process which cannot operate efficiently without the full support of the whole infrastructure of Town and State Government. Furthermore, planning has to assume a great variety of roles, demanding involvement in all activities which affect the development and wellbeing of a town.

2.5.3 Administrative Authority “The First Function of Planning”

Because its sphere of involvement is of overall and universal concern, Town Planning must of necessity have close and constant liaison with a great variety of Authorities, Agencies, Ministries, Corporations, Departments, Boards and private individuals. This is essential not only for the ready exchange and communication of information on which to base well-informed proposals, but also to secure the rapid and efficient implementation of these proposals. However, reforms are necessary if proper planning is to take place. A basic requirement of planning is the need for co-ordination bringing together the many individual proposals whether they are publicly or privately sponsored and initiating schemes that will foster these proposals. To do this, planning can only work within a single authority covering the whole urban area and its surrounding region.

2.5.4 Technical Servicing “The Second Function of Planning”

In medical terms, examination and diagnosis must precede prognosis and treatment. The majority of our resources have been devoted to examining the situation building up a bank of essential information on which we can base not only our long term proposals but also the multitude of day-to-day planning decisions. Further, continuous filed survey and the collection of information are required for the purpose of: -

a. Identification of trends and rate of growth from regular periodic up-dating of surveys in such fields Demography, Traffic and Land use.

b. One off, ad hoc surveys for dealing with specific problems or developments. And

c. Recording information as and when it is made available from other sources such as Federal Government, Ministries and site allocation decisions.

2.5.5 Plan Making “The Third Function of Planning”

In recent years both the Planners and the Planned have become aware of the shortcomings and inadequacies of the traditional method of producing a single, rigid, inflexible Master Plan for a town or region. In the first place, the future is not as easily foreseeable as was once thought possible and too often no allowance were made for meeting unforeseeable circumstances. Secondly, one single Master Plan cannot take account of the different physical scales and time-scales at which development is to operate. Thirdly, and most importantly, no close or realistic examination was made of the aims and goals of the towns-people themselves, which resulted in a Plan which did not truly reflect their social and economic aspirations. We firmly believe that a realistic and practicable Plan of a town evolves and emerges only after consultation with and the participation of the citizens, their leaders and representatives.

In order to overcome these shortcomings and to take account of the growing complexity and urgently of such planning problems, the English “Town and Country Planning Act 1968” introduced a development plan system which was new in function, form, content and procedure. It is this development plan system that we have adopted as a guide. The Development Plan is comprised of a flexible range of component plans which are designed to deal with different degrees of detail, subject matter, time-scale, initiating agencies, and aspects of resources. There are essential four types of component plans, ranging from the general to the specific and from the long-term to the short-term: -

a. Structure Plan

b. District Plan

c. Action Area plan

d. Subject Plan

a) Structure Plan: - A Structure Plan is by and large a written statement supported by diagrams and sketches based on, but not directly related to the government survey maps. It is a broad-brush document which attempts to answer the essential questions concerning the town and its future:

 What is the town now?

 What is it likely to become?

 What do we want it to become?

 How do we go about achieving the desired end?

b) District Plan: - These are comprehensive, broad-scale plans to control and set out the implementation and interpretation of the Structure Plan’s policies and proposals for certain relatively extensive areas e.g. the growth points which are subject to immediate pressures for development. The District Plan represents the detailed application of the Structure Plan’s strategy and provides a precise basis for development control at the local scale.

c) Action Area Plans: - These are comprehensive, detailed short-term plans for relatively small areas selected for intensive change within a specified period by improvement, development or re-development. They are equivalent to the T.P.O.’s in current use although they should be of a far more comprehensive and integrated nature, showing in detail much more than just the plot boundaries and road reservations as at present shown on the T.P.O.’s. they should show, amongst other things, road specification, drainage and sewerage lines and their connections for disposal, location of water supply mains, lines and location of posts (if not underground) for the supply electricity, telephone and other cable services (i.e. radio and T.V.), footpaths, and tree-preservation and planting. Again the Action Area Plan provides a detailed basis for development control.

d) Subject Plan: - There are detailed, specific plans dealing with limited or particular aspects of planning in all or part of the Structure Plan area e.g. the provision of primary schools, road junction improvements, drainage or refuse collection, and the setting up of an urban bus service.

2.5.6 Development Control “The Fourth Function of Planning”

Under normal circumstances, a plan provides the necessary guidance and direction for day-to-day decisions on development. Moreover, development control should be re-enforced with a body of specific legislation and regulations. Plans and legislation can make provision for a wide spectrum of flexibility ranging from long-term uncertainty to short-term intractability, depending on the size and time-scale of the proposal. The scale, diversity and urgency of land requirements and pressure for building are considerable. Development, of course, will not standstill while legislation and plans are formulated. For the plan-makers to ignore what is in the pipe-line or for the various developers to proceed with projects without informing the planners would obviously be an unwise course. So an essential part of the plan-making process should be to operate some form of interim development control in order to steer the oncoming projects in the right direction and to locate them so that they can be accommodate in the ultimate Plan.

2.5.7 The Legal Frame Work

1. Rights to land

Throughout the Northern Nigeria state there is no legal right to the freehold ownership of land. All land is vested in the people of Northern Nigeria through the Governor for each State. This does not mean that land is not bought and sold. Under customary right, land is often exchanged between individuals and the transaction is recognized as the transfer of a freehold right. However, under the law there is only a right to land occupancy and this has codified into Customary Right and Statutory Right. A Certificate of Occupancy can be granted for a statutory Right. Each of these rights benefits the occupier with varying degree of security of tenure. A brief description of them follows.

2. Customary Right

This right is largely rural in character and informal although many persons still hold land in the urban areas by custom. It is a right recognized by the village or ward head acting for the Local Government (by whom he is appointed) and representing the community. It is normal verbal and any boundary disputes would be settled by mutual agreement before the right is given. There is virtually no security of tenure since both the State and Local Government have the power to take over this type of right for public purposes upon the payment of compensation. Under the law this should be based on the value of standing crops, economic trees, buildings and improvements as if they were sold willingly in the open market. A cost of disturbance based on the amount it would cost the holder to re-establish himself elsewhere is also legally provided for, and normally an alternative plot will be found for the occupier for resettlement.

3. Statutory Right

This right is granted by State and Local Government. In the case of the Local Government the right is restricted to settlement areas where there is an approved layout. A certificate is issued on the granting of a plot and this puts the holder in a stronger position than a customary holder concerning compensation should this Land be required for “public purposes”. However, there is no survey of the land and no proper registration of title. The length of term may not exceed thirty years.

4. Certificate of Occupancy (C of O)

A Certificate of Occupancy is granted by State Government as evidence of a statutory right having been granted. It requires survey, becoming and legal registration of title. It will also contain provisions as to length of term, rent payable, type and value of development and conditions for mortgage and sale of unexpired term. A certificate holder is in a much stronger position should his land be require for “Public purposes” since he will be entitle to compensation for the value of the “unexhausted improvements’ over the period of this grant, as well as the inconveniencies caused by disturbance (Section 35 Land Tenure Law 1962). The length of term may not exceed 99 years.

5. Township Laws.

The Government may by order declare any area or place to be a Township. This is normally done in those areas where urban growth has justified the establishment of a separate administration to deal with the provision of urban services in the areas taken over by Government from the Local government i.e. the Government Residential, commercial and Industrial Areas. No Township has been declared in Niger State.

6. Local Authority Laws

The Local Authority Laws give an authority wide power in the field of planning and development. Financial control and the vetting of projects come under the Ministry for Local Government. In some cases where the authority is seeking approval from the Ministry for declaring housing settlement areas or public works, the ministry for Local Government may consult with other appropriate Ministries. But it is not always so. In many ways the real power to create good or bad development lies with the Local Government under the advice and control of the Secretary to the Local Government or administrative officer in the Ministry for Local Government who has no technical training. It is the arm of Government that is respected by the people and for the most part the only form of Government with which the majority have any direct contact.

7. Land Use Decree 1978

Vesting of all land in the State

1. Subject to the provision of this decree, all land comprised in the territory of each State in the Federation are hereby vested in the Military Governor of that state and such land shall be held in trust and administered for the use and common benefit of all Nigerians in accordance with the provision of this Decree.

2. (1) As from the commencement of this Decree

a) All land in urban areas shall be under the control and management of the Military Governor of each State; and

b) All other land shall, subject to his Decree, be under the control and management of the Local Government within the area of Jurisdiction of which the land is situated.

(2) There shall be established in each State a body to be known as “the Land Use and Allocation Committee” which shall have responsibility for: -

a) Advising the Military Governor on any matter connected with the management of land to which paragraph (a) of subsection (1) above relates.

b) Advising the Military Governor on any matter connected with the resettlement of persons affected by the revocation of rights of occupancy on the ground of overriding public interest under this Decree; and

c) Determining disputes as to the amount of compensation payable under this Decree for improvements on land.

3. The Land Use allocation Committee shall consist of such number of persons as the Military Governor may determine and shall include in its membership: -

(a) Not less than two persons possessing qualifications approved for appointment to the public service as estate surveyors or land officers and who have had such qualification for not less than five years; and

(b) A legal practitioner. Etc.

2.6 LAND ADMINISTRATION AND INFORMATION TECHNOLOGY

The legal definition often adopted for the concept of land includes both the mineral below the ground and all development on the land. The implication of the above as earlier indicated, is that the uses of land varies from agriculture use, human settlement (urban and rural) use, industrial use, mining and other mineral exploitation uses amongst others.

However, in order to put land into any use, there is the need to have some basic information about the land location on the earth surface, location relatives to other identified reference point, size, shape physical characteristic (elevation, slope, soils, geology, surface and ground water), natural resources etc. It is not only enough to have this information at a point in time but in a dynamic form since nothing in nature is static.

The profession often referred to as surveying (land surveying) has developed in order to give answers to most issues raised in the last paragraph. The scope of surveying and mapping ranges for elementary surveys of small area of land (for title registration, development schemes or other purposes) to highly complex work concerned with the shape of the earth, the tracking of satellite resources identification from satellite photography and the configuration and behaviours of the oceans, specialization in surveying include; geodetic, topographical, engineering, cadastral, mine, cartography and map production etc. for the purpose of this paper, cadastral surveys are define as a precise surveys of parcel of land and lies at the heart of land registration or title validation and is useful in other land administration and activities Viz.

a. Land Department

i. To record registered properties and transfer of titles and

ii. To record government holdings, acquisition of land.

b. Planning Department

i. To records planning applications.

ii. To analyses the availability of land for the development

iii. To record rural and urban land uses.

iv. To plan bus routes bus stages, pedestrian crossing and traffic control and

v. To record details of parks and for future planning.

c. Public Utilities: - electricity, gas sewerage drainage, refuses collection, oil pipelines, and water pipelines.

i. To record layout of the distribution network, way leaves, subsidiary.

ii. To plan development

iii. To record property and telephone, telegraph cables, overhead lines and junction boxes.

iv. To plan and record postal delivery services.

v. To record tracks sidings, station layout and.

vi. To plan future development.

d. Education Department

i. To analyses school catchment areas planning optimum location of school.

ii. To plan transportation requirement within school catchment areas.

e. Physical Environmental Development

i. To plan and execute layout for roads and buildings development

ii. To record municipal services, for examples, sewers, drains, and streetlight.

iii. To map all parking facilities, their capacity access.

iv. To analyses roads accidents in relation to design.

v. To record and plan the entire works project and their relation to government and private property

f. Health Department

i. To record location of hospital and health centers and plan improvement to the service.

ii. To organize and monitor pest control.

iii. To map health statistics and area that as a result of incidence and prevalence of disease, and so forth.

2.6.1 Computer and Information Technology in Land Use Management

In the course of development of the surveying profession, various technologies were applied e.g. air photographs from aero planes, latter satellite imagery/remote sensing and with the coming of the computer age greater use is made of the Geographic information system (GIS).

Similarly, in the field of urban and regional planning application of computers in modern planning started in the 1950’s through the application of computer models. Models are commonly used in two distinct ways as representation of the real world or an ideal type. Computer based urban models originated in the United States in the 1950’s however, before this time; there were some quantitative models of urban structure developed by the quantitative geographers and social scientist. E.g. Leon tiff’s input–output models, Christaller’s central place theory, Weber’s industrial location theory and Von Thumen’s land rent theory. Before this period computers were only used for collection, storage and processing of quantitative data to help management decisions. The development of urban transportation planning further enhances this e.g. Gravity model know as Lowry model. These models were simple and structure based on mathematical and linear programming using computer simulations.

The limitation of quantitative computer models then led to the development of dynamic computer based model which merged visualization and analysis modeling techniques. Computer mapping was first developed in the 1970’s known as SYMAP (SYMBOL MAPS) and was based on the use of line printers which were used to develop thematic maps. Digital mapping also appeared for the first time from the 1970’s. the steady growth in both software and hardware development with special application to urban planning and management which have capabilities of spatial analysis, modeling, mapping integration and other planning applications have led to the development of a spatial base and mapping system known as Geographic information System (GIS).

2.7. GEOGRAPHIC INFORMATION SYSTEM

There is no agreement in the GIS community as to its precise definition is as a result of its multi-disciplinary background and adaptability .Burroughs(1986) defined GIS as powerful set of tools for collecting, storing, retrieving at will, transforming and displaying spatial data from the real world. Cowen [1988] A decision support system involving the integration of spatial referenced data in a problem solving environment. ESRI (1988); it is a computer based tool for managing and analyzing things that exist and event that happen on earth.

The lack of agreement in the literature in the literature is due to the fact that GIS is not a field in itself, but rather, the common ground between information processing and the many fields using spatial analysis technique. How ever, central to any definition of GIS is that it deals with spatially referenced data, as against other information system where space is of no consequence.

Simply put, GIS is the technology that integrates computer software, hardware, and data manipulation capability together to do spatial analysis and presents in the form of maps and textual reports .it support geo-referenced data to solve complex planning and management issues using information from satellite, aerial photographs, paper map and statistical data.

2.7.1 Land Use Planning Application

2.7.2 Planning Information System

The most distinguish feature of GIS is its ability to integrate information from diverse sources into a base. Urban and regional planners typically collect a wide range of data about human settlements. These data may include:

Land Uses.

Demography

Socio-economic

Physical

Infrastructure.

GIS provides the perfect tool for managing these data. Thus, GIS provide tool for creation of a planning information system which can be utilize and updated from time to time.

2.7.3 Planning Support System

A GIS could be leveraged to support the decision making process. It provides the much needed support for approaching spatial decision as it facilitates the key aspects of decision making includes information processing. Evaluation of alternatives courses of action. Presentation of results in readily useful formats such as maps, charts, tables etc. moreover, GIS is useful and its enable decision makers to simulate and model the real world situation. In addition, GIS can be leverage to automate some repetitive planning tasks. For instance, GIS based expert systems can be designed and developed to efficiently undertake repetitive planning tasks such as building plan approval process.

2.7.4 Application of GIS

• Natural resources, management: - vegetation, forest inventory, access planning, fire analysis etc.

• Land resources management: - land use, land cover inventory, soil resources inventory, land evaluation and monitoring etc.

• Water resources management: - water inventory and modeling, water resources potential, assessment and management etc.

• Environmental Planning and management: - environmental impact assessment, risk management, monitory standard etc.

• Emergency Planning and management: - natural hazard monitoring and modeling, hazard analysis and vulnerability, disaster preparedness, etc.

• Transportation: - transportation planning marketing, fleet management, network analysis, route optimization etc.

• Public utility and service: - utility planning, Ambulance service route optimization etc.

2.7.5 Day to Day Planning Application

GIS is handy for automating day to day planning tasks. Some of the day to day planning applications are as follow:

Land use monitoring

Cadastral management

Site selection

Inventory of facilities

Sub-division planning

Permit management.

Engineering designs e.g. cut and fill operation, estimation, 3D visualization, urban modeling and map publishing on the internet etc.

2.8. MASTER AND CADASTRAL PLANS IN PLANNING ADMINISTRATION

2.8.1 THE CONCEPT OF ‘’PLAN’’

Plan is generally referred to any activity in any or both of the following direction;

i. Taking decisions today to achieve a future desired end or

ii. Solving an existing identified problem.

It should be observed however that the emphasis when the concept plan is used is on the first one. The concept plan is used by everybody either as individuals, organization, or government. In addition, the concept is used on various issues e.g. Education planning, health planning, port planning etc. In view of the above, qualifying adjective identifies the emphasis of the planning being referred to

The idea of master plan raises the issue of the use of the word master to the word plan. The idea of master can be conceived in many ways. It will be conceived in the sense of

a) All factors have been put together i.e. it is comprehensive or

b) That it is the superior one.

Kent, (1964). Defines master plan as an official document of municipal government which setup its major policies concerning the desirable future development of a community.

According, to Mba, Ogbazi and Efobi (1992) it is a programme concern with thinking constructively about the future development of a community. The master plan may cover other subjects that are mandated by statute law or that the local jurisdiction feels are important to its future physical development.

Mba, et al 1992 further stressed that a master plan is an important tool for current guide to development and control of land uses and planning administration. It is the co-ordination and control of development projects offered by the master plan that makes urban and rural planning multi-dimensional and multi-objective in its scope. A plan for a town, city, or a local government area is an outline which attempt to set down in words, maps and charts a guide for public officials and private citizens for development and use of land (Mba, et al, 1992)

Furthermore, the idea of ‘’master plan’’ connotes the existence of a servant ‘’plan’’ we use either lower order plans or subject plans. The other clarification is that master plan can be made for subject matters e.g. Tourism master plan, health master plan, sport master plan or land area national development master plan or subunits of land area e.g. Niger Delta Regional Plan or State Regional Plan.

The physical planner who may be interchangeably called the land use planner, town planner, urban planner, city planner has, over time (otherwise referred to as the physical environment). The concern for the use of land is intended to achieve a desired future state of the city for its people and their activities as well as their overall well-being. Planning for the location and physical aspects of our cities must therefore be conducted with planning for all other programmes the governmental and non governmental agencies conduct.

Why physical planning? Like every other area of activity, there is always a rational for planning but the question to be addressed here relates specifically to physical planning which is the subject of this address. There are so many reasons but the emphasize will be on the following 12 reasons under 4 broad headings.

a) Land is very scarce and can be increase marginally at very great cost hence there is a compelling need to use it efficiently and to the greater benefit of the society.

b) Human beings by nature are very selfish and left on their own, will not be bothered on the effect of their activities on neighbours e.g. a factory or church next door to a residential house. Physical planning will arrange the uses of land in such a way as to minimize such conflicts

c) The economic system, if allowed to work on it own will not produce some social goods e.g. Land for schools, play grounds, public health institution, police post etc. left on its own no landowning family will allow any land for a public open space or for a public school. There is therefore the need for intervention to ensure that these necessary spaces for ensuring a healthy all round conveniences in the cities are provided.

d) Ensure Environmental Sustainability

i. Ordinarily, and left on their own; human beings will build on all available space without even making provision for roads.

ii. Left on their own, Human being build on difficult terrain and marginal lands e.g. steep slopes, land which falls bellow sea level (i.e. floodable areas) river beds etc.

iii. Destruction of water and air quality: left on their own, the economic system will build on water shed areas; people will build factories without looking at the wind direction thereby polluting the settlements etc.

iv. Flooding and other environmental hazards: left on their own the economic system will make people build without adequate drainage and other necessary facilities and thereby causing flooding and other related environmental damage.

v. Provision for infrastructural routes and spaces: physical planning makes for provision integration of routes, water ways, railways etc. water pipeline route, gas pipeline route etc.

vi. Provision of facilities for expanding or provision of facilities for the future e.g. 3rd Lagos airport in Ibeju Lekki, Port complex in Baro which have been provided for in the Regional plan for Niger State.

vii. Guide and co-ordination of activities of different agencies both public and private.

viii. It is a guide to decision making for both public and private organization.

ix. It is a guide for public capital programmes and therefore a major aid to budgeting and allocation of financial resource among all constructing and servicing activities.

Despite the rational for planning notes above, there are various issues that arise on the formulation of objectives, the planning process, the formulation of development objectives, and the evaluation of alternatives. Equally, issue have been raised on whether physical planning as it is practical today in addressing the major development issues of the city which is urban poverty, unemployment, violence etc.

2.8.2 Master Plan

• To the physical planner, a Master plan is a representation in words, maps and diagrams of the way every parcel of land within an urban area will be used to achieve the desire future socio-economic and environmental objectives.

• To the politician, land if the production of the document goes though a participatory process, it is the people’s agenda.

• To the administrator and people in government it is a guide to budgeting and programme implementation.

• To the private sector business community, it is a guide to investment decision where? When? How? Cost etc

• To the populace at large, it is a guide to a lot of decision what to? Where o live? Etc.

• To infrastructural suppliers: - it helps in location, timing and coasting of projects etc.

• To different levels of government it aids intergovernmental relationship.

2.8.3 General Content of a Master Plan

A master plan is generally for a defined period but most cases –a period of 20 years in the planning period. The plan is expected to be reviewed every 5 years. The physical development master plan has both written graphic parts and the general format is as detailed below with variations depending on the circumstances.

2.8.4 Part One - Basic Information

1. People and place; - historical urban and evolution.

2. Physical background; - location, climate, topography, rivers and streams, geology, vegetation etc.

3. Social and economic background; - population growth, population characteristic, urban economy.

4. The state of physical and social infrastructures.

2.8.5 Part Two - Basic Issues

1. Constraints: - physical development, financial manpower.

2. Development potential and opportunities.

3. Existing problems.

4. Future situation: - various projections.

5. Determinants of urban form: - image ability, efficiency, Nigeria tradition etc.

2.8.6 Part Three

1. Goals and objectives.

2. Based on the information in part I and II: - plan organization and land requirements.

3. Preparation of alternative land use: - plan making provision for central area plan, employment, public services (education, health, recreation, and cultural use), transportation system, residential, support infrastructure (water supply, waste movement, electricity etc.).

4. Evaluation of the various alternatives

5. Selection of preferred plan.

6. Physical plan implementation: - project development process and schedule, organization, staffing and management, construction, logistic etc.

7. Plan monitoring and feed back mechanism.

As can be observed from the above, the activities are many, the disciplines involved are varied but because the vision of the city is that of the town planner, he is generally the coordinator. It is observed that the plan generally start from a concept plan which is a generalize vision of the type of city we want to build, where we want to put the various uses and the road network. From the generalize concept plan, we progress to that of structure plan which is a more detailed land use plan than the concept plan. In this, it show the major land uses, the transport network and in some cases uses that are larger users of land e.g. airports, transport terminals, port complex, studio, etc. in addition, the city will have been divided into sectors.

The Master plan ordinarily is a more detailed land use plan for each of the sectors and at this stage, the use of individual plot is ascertained. In addition to the above, the master plan is a legally binding document to all citizens once it is signed by the appropriate person the Governor or the Minister in charge of Planning, as the individual cases may be in some countries, the physical development. Master plan often goes through their Legislative houses to be enacted into law and they are gazette and copies available for purchase by every citizen. Any part of the document except during the statutory review which often takes place every five years or other times scale stipulated is not easily changed. The effort and time needed to effect a change in its provision is daunting. Master plan the idea of master plan in its conventional form stated above is virtually giving way to the preparation of structure plans.

The reasons for this include the fact that:

i. Master plan is very expensive.

ii. Master plan is time consuming

iii. The rate of growth of cities especially in developing countries is so fast that the plan is often outdated by the time it’s finished.

iv. The rate of change in technological economic, population education etc. is such that any plan cannot afford to be cast in granite as master plans are done. For example, the GSM revolution has virtually eradicated the need for those land consuming telephone exchanges but introduced Antennas to the skyline. This coming of sky-scrappers to the urban scene changed the land requirements calculation etc.

As a result of the above, there is now emphasis on the preparation of structure plans which are faster to do less expensive, flexible and which can rapidly respond to unexpected changes.

2.8.7 Preparation of Master Plan

The conventional and most probably answer is that it is government agencies. This position arises from the fact that the land use act in Nigeria gives the power over the land to the Governor of the state added to the general legal principle which gives Governments all over the world the power of “Eminent Domain”. From the above, it can be seen that master plans help in determining the uses of land to achieve greatest societal gains both now and the future and is a major tool in planning administration.

2.8.8 Contemporary Issues in Planning

The town planner as well as the master plan process has been criticized from different angles these include;

1. The selection of ends and criteria bearing in mind that individual vary in their preferences.

2. The identification and selection of preferred alternatives

3. The certainty of the projections being made about the future.

4. The emphasis of planners on the physical aspects of the city when the critical issues in the city are issues of poverty, crime, unemployment etc.

5. The approach of planners to public involvement.

6. The methodology.

As a result of the various criticisms, the town planner has moved:

a) From concern purely with the physical environment towards intentionally, rational comprehensive planning.

b) From a practice oriented profession toward greater reliance on theoretical understanding.

c) From domination of planning by Architects, Geographers and Engineers toward opening its ranks to various other disciplines.

d) From public participation in planning to participatory planning. The latest approach being is now the repaid urban sector profiling for sustainability and strategic urban planning.

e) From analogue planners to digital planners as the town planners is now applying information technology to various aspect of their operation as detailed above in this research work?

f) The town planner is now more open to consider alternative plans by stakeholders in the city.

These among others is making planning relevant useful and meaningful to the populace and is also helping to be more relevant to the day to day life of the people and ameliorating potential future disasters.

 Master plans are therefore, an indispensable tool for land use components of land administration.

 Cadastral on the other hand and as earlier indicated are small scale maps often used in the title documents and other planning activities as detailed above. The accuracy of these plans can make the difference between order and chaos. It is easily noticed that as a result of rapid development in our urban centers and lack of planning due to inadequate information, as provided by cadastral control surveys on the environment, that whenever there is a township road construction, all other public utilities seem to be badly affected. Also when the PHCN or Water Board, etc. are laying their poles and pipelines respectively, they are placed without consideration of development plans of that area. The results of all these uncoordinated developments are inconveniences to the general public, delay and waste of public money. One possible remedy is that all public utilities should be overlaid on projected land use Master plan for the area through mapping. The application of IT technology as describe in section 1 has made the plans more accurate and detailed. It has helped in removing double allocation in land and unnecessary boundary disputes. Cadastral because of its importance is an indispensable tool in land administration.

2.8.8 The State of Mapping and Master Plan Availability

Despite the need for and the huge benefits to be derived from those activities as detailed in the last section, Nigeria as a nation is very badly under mapped and equally illegally mapped. A lot of the topographical maps covering the nation are not only on very large scale but equally over 20 years in age. They are so far from today’s realities and therefore almost useless for planning purposes. Equally various organization in Nigeria have spent money on production of one form of map or the other e.g. Electoral Commission, Census office, Oil Companies etc. but due to lack of a central control of the mapping exercise, the information are either not well kept or useless for other users. Also the accuracy of the map cannot be guaranteed.

There is a general absence of Cadastral maps for our settlements. A few states attempted to do it in an attempt to introduce the collection of property rates but they were virtually not completed mostly due to lack of payment to the consultants’ results largely because of the low ranking given to the production of maps. It is hoped that the creation of the office of the surveyor General of the federation as a separate entity will improve the situation. It must be noted that the office can only perform if given the necessary support and funding needed by the various levels of government. It is equally hoped that Nigeria will use its entry into the satellite technology world to drive the process and assist to get adequate maps for Nigeria.

Governments all over Nigeria must be made to realize that there is no single project which does not need a map e.g. roads water supply, housing estate etc. and therefore there is the need for funding the production of maps. With regards to the issues of Master plans for our cities, Nigeria is in the wilderness. Less than 70 out of over 800+ urban centers in the country have one form of master plan or the other to guide her growth. Out of this 70 outdate, may be about 10 are up to date.

It is always a confusion by the fact that a lot of people in government in this country have travelled out of this country at one time or the other, benefited from orderliness, and come back pretending that those cities they visited came down from heaven in the form of rain! For those who have not gone abroad, they have been in Abuja (despite its inadequacies) and have got a glimpse of what a planned city looks like! It is disheartening to report that the south west geographical zone of Nigeria which has been reported and documented as the most highly urbanized part of black Africa does not have any city with any current master plan to guide its growth! It is ironic that the most developed parts of the world are the best mapped and the best physical planned! Looking at our cities future archeologist will not have many problems to conclude that a set of unorganized people lived in these cities.





























CHAPTER THREE

Research Methodology

3.1 INTRODUCTION

This chapter deals with the sources of data collection, measurement and analytical techniques used in writing this research work. The research instrument includes the use of questionnaire, personal observation, oral interview, review of past project and extraction from other thesis related to the research topic.

3.2 RESEARCH DESIGN

This is an outline or a scheme that serve as a useful guide to the researcher in his effort to generate data for the study. The type of research design adopted is personal observation, literature review, text books, thesis and other related literature were also used to supplement the type of research design.

3.3 METHODS OF DATA COLLECTION

The methods used in data collection are as follows

a) Questionnaire administration: - Questionnaire were administered to obtain information and for the purpose of this, two set of questionnaire were designed and administered one for developers and the other for property owners and occupiers so as to collect information that are relevant to the study.

b) Observation: - several visits were made to the study areas to have first hand information on the research study.



3.4 SOURCES OF DATA COLLECTION

Sources of data collection employed by the researcher are primary and secondary sources.

3.5 PRIMARY SOURCES OF DATA COLLECTION

The data collection through this source were done with the aid of some research instrument such as questionnaire, personal observation and oral interview, from the fields as original sources in the course of investigation

1. Questionnaire: - The questionnaire were made up of questions which were designed to give answer to some questions, which will enable the researcher do justice to the topic under consideration. They were administered to the Niger State ministry of land Minna.

2. Personal Interview: - This entails the researcher having a visual survey on how land administration in the study area by visiting authority under the ministry of land responsible for planning and land administration.

3. Oral Interview: - Oral interviews were conducted in Minna Ministry of land and also citizens living in Minna and it environ were interview orally.

3.6 SECONDARY SOURCES OF DATA COLLECTION

Data from this source were not collected directly form the survey design adopted, but from past work. These are mostly published and unpublished information such as text book, official gazette, government records, seminar papers, journals, thesis, lecture note, conference papers, review of literature and statutory enactments.



3.7 SAMPLE SIZE AND TECHNIQUES

The sample size is the population element that is selected for study using sampling techniques (systematic random sampling). Structure question were administered to property owners, property developers, planners and land administrators in Minna.

3.8 ADMINISTRATION OF RESEARCH INSTRUMENTS

Different sets of questionnaire were designed, prepared and administered. Some of the questionnaires were designed for property developers and also some property owner’s occupiers in Minna. For data handling techniques, the data collected were analyzed and presented in forms tables, percentages, histograms.





















CHAPTER FOUR

DATA PRESENTATION ANALYSIS AND INTERPRETATION OF RESULT

4.1 NATURE OF DATA COLLECTED

The type of data collected for the study include land use, land allocation, population, immigration, education, employment, living condition occupancy rate and overcrowding of the respondent.

4.2 ANALYSIS OF DATA

The table below show the number of questionnaires administered and the number of questionnaire returned. The study area in Minna, G.R.A. F-layout under G.R.A. Tunga.

Questionnaire Administered

Table 4.1: Questionnaire Administered to Developers

Developers Tunga G.R.A.

Total number of administered questionnaire 60 40

Numbers of questionnaire returned 45 23

Percentage of questionnaire returned 75 57.5%

Source: Field Survey (2008).







Table 4.2: Questionnaires Administered to Property Owners/Occupiers

Property owners Tunga G.R.A.

Total number questionnaires administered 200 100

Number of questionnaire returned 162 63

Percentage of questionnaire returned 81% 63%

Sources: Field Survey (2008).

Table 4.3: Age Distribution of Respondent

Age distribution Tunga (frequency) G.R.A. (frequency)

20 – 30 years 17 (10.49%) 7 (11.11%)

31 – 40 years 47 (29.01%) 10 (15.87%)

41 – 50 years 69 (42.60%) 18 (28.57%)

51 years and above 29 (17.90%) 28 (44.45%)

Total 162 (100%) 63 (100%)

Source: Field survey (2008).

The above table 3 shows that in Tunga, 10.49% are within the age of 20 – 30 years respondents, 29.01% are within the age of 51 years and above. In G.R.A. – F Layout 11.11% of the respondents are within the ages of 20 – 30 years, 15.87%, 31 – 40 years and 28.57%, 41 – 50 years while 44.45% are within the ages of 51 years and above.







Table 4.4: Sex of the Respondent

Sex Tunga (frequency) G.R.A (frequency)

Male 122 (75.31%) 47 (74.60%)

Female 40 (24.69%) 16 (25.40%)

Total 162 (100%) 63 (100%)

Source: Field Survey (2008).

The table 4 above shows that in Tunga 75.31% of respondents is male while 24.69% of respondents are female. In G.R.A. F- Layout 74.60% of respondents are male and 25.40% of respondents are female.

Table 4.5: Occupation of Respondent

Occupation Tunga (frequency) G.R.A. (frequency)

Public sector 25 (15.43%) 40 (63.50%)

Organized private sector 30 (18.52%) 17 (26.98%)

Self employed 87 (53.70%) 3 (4.76%)

Others 20 (12.35%) 3 (4.76%)

Total 162 (100%) 63 (100%)

Source: Field Survey (2008).

The table 5 above shows that in Tunga 15.43% are in public sector, 18.52% are in organized private sector, 53.70% are self employed, 12.35% are others, in G.R.A. 63.52% are in public sector, 26.98% are in organized private sector, 4.76% are self employed, 4.76% are others.



4.3 LAND USE

Table 4.6: Major Land Use in Minna

Land use No of Hectares Percentage %

Low density urban

Medium density urban

High density urban

Institutional 129.2

182.2

174.5

401.0 14.3

20.6

19.7

45.4

Total 884.0 100.0

Sources: Niger State Ministry of Land Minna (2008).

It should be noted that these measurement are of the developed and occupied areas only, the low density category includes all the G.R.A., and newly developing areas where it is difficult to define occupied and unoccupied premises, and it shows that low density area has 14.3%. The medium density category includes all the new intermediate staff housing and some of the not quite completed layout and town expansion, and it has 20.6% and the high density category is a gross measurement of the traditional town areas including shops, primary schools, streets, offices, markets and other small non-residential uses with 19.7%. The institution occupied a large percentage of the area with 45.4% of the land use.

4.4 POPULATION

Table 4.7: Total Population Estimate for Minna Urban Area

Household interview survey including police (mean) 159200

Residential institution excluded from survey 47780

Total civilian population 206980

Nigerian Army Population 12500

Total Residential Population 219480

Source: National Population Commission

The above table 7, shows the total population Estimate for Minna urban area which is divided between civilians and the Military, civilians with total population figure of 206980 and the Military with total population figure of 12500. In estimating the future growth, 1991 population census has to be established. In the case of Minna, the Army population should not be included in this base figure, since its growth or decline is not in any way affected by urban growth but by Army Command decisions on postings. The other institutional populations such as police, schools, prisons, and hospitals are likely to grow proportionately with the urban growth and should be included in the base population.

Table 4.8: Existing Population Data of Minna

1953 Census Minna Town excluding Bosso 12,810

1963 Census Minna Town excluding Bosso 59,988

1972 NWS Planning Consultants Minna (undefined) 32,000

1977 Mr. Peter Jiya Thesis Minna (undefined 1082 total compounds 56, 724 plus boarding institutions 2, 050). 58,774

1979 Economic Planning (5% per annum growth on 1963 there excluding Bosso 130,948

1991 Census Minna Town excluding Bosso 190,750

2006 Census Minna Town excluding Bosso 432,190

Source: National Population Commission (2008).

The table 8, above show that the population of Minna was 12, 810 in 1953 Census and 59, 989 in 1963 Census. In 1972 it was 32, 000 undefined also 1977 it was 58, 774 undefined. In 1979 economic planning survey it was 130, 948 excluding Bosso with growth rate of 5%. The 1991 Census gave the population of Minna at 190, 750 with annual growth rate of 7.9% and 2006 Population Census gave Minna population at 432, 190. These conflicting sources have not proved particularly useful in arriving at either a realistic past growth rate for the town or a current total population, let alone a basis for estimating future population or its needs in health, welfare, education, water and energy facilities.

Table 4.9: Proposed Distribution of Residential Density Types in the Expansion Areas of Minna

Density Density group persons/hectare No. of people served Development land required per hectares %

Low 25 100 4.0 20.7

Medium 50 500 10.0 51.8

High 75 400 5.2 27.5

Total 150 1000 19.3 100.0

Source: Ministry of Land Minna Niger State (2008).

Table 9 shows the proposed distribution density per hectare in Minna with the following percentage distribution Low density with 20.7%, Medium density 51.8 and High density 27.5%. Defining an assumed population growth of a continued 8% for the next one year plan period, 7% for the period up to 2016 and 5% there after, which we believe to be realistic then the population growth will be as shown in Table 5, and the resulting demand for land will be as shown in Table 6. It now has to be determined how and in which direction this growth will take place.

Table 4.10: Existing Population and Assumed Population Growth by Plan Period and Density 1979 – 2001.

Existing Residential Area Area Hectares Population Density

High density 174.5 37060 212

Medium density 182.2 27940 90

Low density 129.3

Total 485.9 65000 134



Existing other uses 398.1 884.0 Ha. 74

Plan period Plan 3 Plan 4 Plan 5 Plan 6

Assumed growth 1980/89

8% per annum 1990/99

7% per annum 2000/2009

5% per annum 2010/2019

5% per annum

Density

High 75%/Ha. 40% 2080 11300 10880 13900

Medium

50%/ha. 50% 2600 14120 13600 17370

Low

25%/Ha. 10% 520 2830 2720 3480

Total increase 5200 28250 27200 34750

Total Population 70200 98450 125650 160400

Source: Ministry of Land Minna Niger State (2008).

The table 10, above shows Existing Population and Assumed Population Growth by Plan Period and Density 1979 – 2019. Total population of plan period 3, 4, 5, 6 are 70200, 98450, 125650 and 160400 respectively, also with growth rate of 8%, 7% 5% and 5% respectively. Densities expressed as persons per hectare. Land demand calculated at density shown and based on assumed population for each plan period shown in Table 5. Areas are shown in hectares and rounded to the nearest hectare. There is an additional need to re-house about 13000 persons at high density in order to reduce central area densities to 150 persons per hectare.

1980/ base population = 65000 civilian derived from household Interview Survey and Land areas based on April 1979 aerial photography.

Table 4.11: Residential Land Demand by Type and Plan Period.

Plan period Plan 3 (extended) Plan 4 Plan 5 Plan6 Total

Category 1981/86 1986/91 1991/96 1996/2000

High 75 pers. 40%/annum 151 145 186 237 719

Medium 50 pers. 50%/annum 282 272 348 444 1346

Low 25 pers. 10%/annum 113 109 139 177 538

Total 546 526 673 858

Source: Minna Master plan (2000).

The table 11 above shows residential land demand by type and plan period. Total numbers of land demanded during the four plan periods are 546, 526, 673 and 858 in the plan period 3, 4, 5 and 6 respectively. Also total number of land demanded in respect to the type of uses are 719, 1346 and 538 for the high, medium and low density respectively.

Table 4.12: Minna Town Population Estimates and Actual Urban Areas Compared.

Sources Population No. of persons Area Occupied Hectares Density Persons Per Hectares

Census 1952 12810 a) 145.2 88.2

Census 1963 59988 b) 185.6 323.2

DAH 1972 32000 c) 241.7 132.4

JIYA 1977 58774 d) 411.0 143.0

EP 1979 130948 e) 352.4 371.6

MLGN 1979 Low

1979 High 27306 f) 485.9 56.2

64580 g) 485.9 132.9

Census 1991 230653 h) 519.3 273.7

Census 2006 432190 i) 523.5 391.0

Source: National Population Commission (2008)

Residential areas occupied in 1950 in the six town wards lying within the urban area and adjusted by 2.3% per annum (i.e. 1950 – 1960 average annual growth rates of residential areas) to 1952. As for the residential area adjusted by 2.0% per annum. Direct measurement from mapping prepared in the same year. 1972 area adjusted by 11.2% per annum (i.e. 1972 – 79 average annual growth rates of residential areas) to 1977. Residential areas occupied in April 1979 in the six town wards lying within the urban areas. Residential area occupied in April 1979 within the whole urban area.

4.5 SEX AND AGE

Table 4.13: Sex Ratio by Area (Total Persons Interview) Female = 100.

Age group Core Villages G.R.A. Minna Town

0 – 18

19 – 54

55 & above 113:100

116:100

211:100 130:100

155:100

200:100 116:100

91:100

* 117:100

122:100

212:100

Total 117:100 146:100 104:100 121:100

Source: Minna Master Plan (2000)

• Numbers insignificant.

The table above shows sex ratio by area female = 100 in Minna town 121:100 total ratio of male to female, the total ratio of male to female in the G.R.A. is 104:100, also the total ratio of male to female in the villages is 146:100 and in the core area the total ratio of male to female is 117:100. Minna town has many more males than females in almost all age groups. The greatest imbalance is in the working age group in the village. The sample numbers in the older 55 and above age group are small and thus their reliability is not high.









4.6 HOUSEHOLD

Table 4.14: The Number of Wives by Area of the Town (Married Household Heads only).

Number of Wives Core Villages G.R.A. Minna Town

One No.

%

%

Two No.

%

%

Three No.

%

%

Four No.

%

% 217

76.4

59.6

49

17.3

66.2

11

3.9

55.0

7

2.5

53.8 120

87.0

33.0

13

9.4

17.6

1

0.7

5.0

5

2.9

30.8 27

55.1

7.4

12

24.5

16.2

8

16.3

40.0

2

4.1

15.4 364

77.3

100.0

74

15.7

100.0

20

4.2

100.0

13

2.8

100.0

Total No.

%

% 284

100.1

60.0 138

100.0

31.5 49

100.0

8.5 471

100.0

100.0

Source: Minna Master Plan (2000)

Compared to other northern Nigerian towns, Minna has a low proportion of polygamous household. Less than one-quarter of the married household heads has two or more wives. Wives in polygamous households accounted for well over two-fifths of all married women.

Figure 2: The Number of Wives by Area of the Town (Married Household Heads only) Chart



Source: Minna Master Plan (2000)

4.7 Immigration

Table 4.15: Years in Town by Reasons for Coming (Immigrant Household Heads only) by Percentage

Reasons for coming









Years In town Employment secured Employment fairly certain In search of Employment Education Family

reasons Usually Resident Elsewhere Other reasons Total

0 – 18 Yrs



19 – 54 Yrs



54 & above



Not known

32.1



27.3



28.4



-

16.1



13.6



10.2



50.0 30.7



39.3



30.0



- -



10.6



5.3



50.0 15.7



4.7



24.0



- 3.6



-



-



- 1.8



4.5



1.1



- 100.0



100.0



100.0



100.0

Sources: Minna Master Plan (2000).

Almost nine-tenths of household heads come for work reasons. Only one-third came in search of employment. It would appear that the proportion coming with employment secured had been increasing over the years. Over 15 years ago less than one-third had secure employment yet half of the most recent in migrants have had secure employment before coming.

Figure 3: Years in Town by Reasons for Coming (Immigrant Household Heads only) by Percentage Chart.



Source: Minna Master Plan (2000).

Table 4.16: Estimate Actual Immigration Rate for the Past Five Years

Year of Immigration Estimated Actual No. of Immigrant Previous Year’s Population % Annual Growth Actual Sample No.

2003 – 2004



2004 – 2005



2005 - 2006



2006 – 2007



2007 – 2008

3420



8840



4960



4600



3420 22960



37380



46220



51180



55780 10.0



23.6



10.7



9.0



6.1 171



442



248



230



171

Sources: Nigerian Immigration Service (2008).

Children born in Minna to migrant household since arrival are not included. Minna born adults in immigrant household not counted. Other members of household could have arrived after household head but have been included in his/her year of arrival. Information was collected about year of arrival for household head only in survey. No account taken, of out – migrants. No account taken of institutional or army population. Since the survey was conducted in August 2007 the annual dates read from August to August. Estimated number of immigrants derived from sample number times twenty.

1. The year of the inauguration of the civilian government showed a peak in the migration movement to Minna with over one and a half times the number of the previous year.

2. Since that time the numbers arriving each year have steadily decline.

3. The actual number has reduced in the year to the same as it was in the previous year to the inauguration of civilian government.

4. The annual growth rate has reduced from the 2005 – 2006 peaks of 23.6% per annum to 6.1% currently.

4.8 EDUCATION

Table 4.17: Education of Children (5 – 14 Years) and Adults (15+ Years) Compared %.

Types of Education Age group 5 – 14 yrs 15+ years

None

Junior

Senior

‘O’ Level

‘A’ Level

Technical

University

Quranic

Adult

Other 21.3

47.1

18.7

5.2

-

0.1

-

7.5

-

- 31.3

6.0

21.5

13.5

2.3

1.6

1.9

20.5

1.2

0.4

Total

Total with Junior Primary or above 99.9

71.1 100.2

48.4

Sources: Ministry of Education Minna (2008)

The adult population is comparatively well educated with almost half having received primary junior or higher. However, those with ‘A’ level or higher are few (4.2%). Almost three – quarters of those in the 5 – 14 age groups are receiving junior primary or higher education. Well over one fifth of the 5 – 14 age groups are not attending school and a significant number (7.5%) are receiving Quranic education only.

4.9 EMPLOYMENT

Table 4.18: The Labour Force.

Age group % of Total Population in Age group Ratio of males to females in Age group Expected % of Age group working 3rd Nat. Dev. Plan Actual % of Age group working % of Total labour force in each Age group

Children 0 – 14 yrs. 43.8 117:100 - 1.6 2.2

Working 15 – 54 yrs. 53.2 122:100 78.0 56.1 92.8

Retired 54+ yrs. 2.8 212:100 - 60.3 5.0

Total 98.8* 121:100 - 32.2 100.0

Source: Niger State Ministry of Land Planning Department (2008).

The proportion of the total population in each of the main age groups is similar to that of the national average. There is a large predominance of males in all age groups. Almost two – thirds (56.1%) of the working age group is employed. The number in the retired age group is less than normal and over two – thirds are working. Substantial numbers (7.2%) of those working come from outside the working age group (15.54 years old) *. Excludes 0.1% doesn’t know.

4.10 LIVING CONDITIONS

Table 4.19: Number of Rooms by Area (Household Heads only)

Number of rooms Core Villages G.R.A. Minna Town

1 No.

%

%

160

40.4

58.4 106

51.0

38.7 8

14.3

2.9 274

41.5

100.0

2 No.

%

% 165

41.7

66.3 74

35.6

29.7 10

17.9

4.0 249

37.7

100.0

3 No.

%

% 14

3.5

29.8 15

7.2

31.9 18

32.1

38.3 47

7.1

100.0

4 No.

%

% 20

5.1

50.0 6

2.9

15.0 14

25.0

35.0 40

6.1

100.0

5 No.

%

% 6

1.5

54.5 1

0.5

9.1 4

7.1

36.4 11

1.6

100.0

6 No.

%

% 31

7.8

79.5 6

2.9

15.4 2

3.6

5.1 660

5.9

100.0

Total No.

%

% 396

100.0

60.0 208

100.1

31.5 56

100.0

8.5 660

99.9

100.0

Source: Minna Master Plan (2000).

Over two – fifths of all households are living in one room. Well over three – quarters of all households are living in one or two rooms only. In the core and villages over four – fifths of all households are living in one or two rooms only. The number and proportion of the largest houses is in the core area. The majority of houses in the G.R.A. are of three or four rooms.

Table 4.20: Occupancy Rate (Number of Persons Per Room) by Area.

Number of Households and Persons affected compare

Average No. of Persons/room Core



H/Holds



Pers. Villages



H/Holds



Pers. G.R.A



H/Holds



Pers. Minna



Town



Pers.

Less than 1 25.3 10.2 34.6 13.7 17.9 4.8 27.9 10.3

1 - 2 Pers. 32.3 30.5 35.1 40.0 33.9 27.2 33.5 32.1

2 - 3 Pers. 21.0

42.4 26.3

59.3 18.8

30.4 24.6

46.4 32.1

48.1 40.7

67.9 12.2

38.7 27.8

57.6

3 – 4 Pers. 14.1 20.4 7.7 14.8 8.9 14.8 11.4 19.0

Over 4 Pers. 7.3 12.6 3.9 7.0 7.1 12.4 6.1 10.8

Total 100.0 100.0 100.1 100.1 99.9 99.9 100.1 100.0

Sources: Minna Master Plan (2000).

Almost one third of households live at less than one person per room but this is accounted for by the high proportion of single person households. In contrast less than 10% of the people living in these under crowded conditions. Two – thirds of the people are living at more than 2 persons per room. Over 10% of the people are living at more than 4 persons per room and most of these households are of 9 or more persons. The G.R.A has the highest proportion living at more than 2 persons per room – over two – thirds of the people living there but these are spacious conditions of one household per compound. The core area has the worst conditions with one third of the people living at more than 3 people per room. We estimate that there are more than 20000 people living at more than 3 persons per room.

Table 4.21: Type of Tenure by Area (Household Heads only)

Tenure Core Villages G.R.A. Minna Town

Tenant No.

%

% 293

74.0

64.3 160

77.0

35.1 3

5.4

0.6 456

69.1

100.0

Free No.

%

% 33

8.3

66.0 17

8.2

34.0 -

-

- 50

7.6

100.0

Nominal No.

%

% 1

0.3

1.9 -

-

- 51

91.1

98.1 52

7.9

100.0

Own House No.

%

% 69

17.4

67.6 31

14.9

30.4 2

3.6

2.0 102

15.5

100.0

Total No.

%

% 396

100.0

60.0 208

100.1

31.5 56

100.1

8.5 660

100.1

100.0

Sources: Niger State Ministry of Land Minna (2008).

Almost 70% of household are living in rented accommodation as tenants paying market rents. Only one sixth of the households are living their own houses. Nine-tenths of households in the G.R.A. are paying nominal rents. The proportion of rented accommodation is highest in the villages.

Table 4.22: Assessment of Housing Need in Minna Town Excluding G.R.A

Compounds with ten or more Households per Compound At four

Households

Per Compound

Tenure Relationship Sample % of Households Estimate Actual No. of Households Estimate Actual No. of Compounds Priority Estimate Actual No. of Households to be re-accommodated

Resident land lord no tenants

Resident with Tenants

Absentee Landlord -





1.6





11.9 -





200





1460 -





20





120 Low





Medium





High Does not apply





320





980

Total 13.5 1660 140 Total 1300

Sources: Niger State Ministry of Land (2008).

This table assesses housing need arising out of a rehabilitation policy based on reducing compound occupancy to a maximum of four tenant households only in compounds presently occupied by five or more households in the first case and ten or more households in the second. Over three-fifths of the populations outside the G.R.A. were living in compounds of five or more households and 13.5% in ten or more to the compound. If the ten or more household compounds were dealt with first then 980 households would need replacement accommodation from the high priority absentee landlord compounds.





CHAPTER FIVE

SUMMARY, CONCLUSION AND RECOMMENDATION

5.1 SUMMARY OF FINDINGS

Land is necessary for our existence and development activities. Incidentally, land is limited in area and more limited for specific uses. The scarcity value amongst other things calls for its efficient management and use. The extent to which it can be efficiently used is influenced by the amount of information we have on it size, shape, characteristics etc. incidentally, we cannot do all these without maps! (The proverbial piece of paper) Appendix. Nigeria enacted a land ownership decree but called it land use decree! The earlier the error and misrepresentation is corrected, the better for the country. Part of the reason the intension and letters of the law failed is that the Government did not have records of what it claims it has and which the Governors are supplied to keep in trust for Nigerians. There is therefore a clarion call for increased mapping of the country and the production of cadastral.

In the case of master plans especially for our cities, we are equally without a choice. Urbanization either as phenomena or a process has come to stay and the rate of growth is higher in developing countries of which Nigeria is one. Available statistics indicate that, by the year 2015 over 50% of Nigerians will live in cities!

Successful planning is based on the administration techniques explained in the preceding chapters coupled with adequate up-to-date and accurate information. The most basic of this information is naturally what exists on the ground. This can only be determined by having an up-to-date picture of the actual structures and land uses that make up the town and its surrounding area. An accurate map, therefore, is an essential town planning tool. It enables the ownership of such structures, land uses, plots and parcels of land to be recorded partly by the Cadastral system explained earlier where appropriate and partly observation.

Traditionally, the map base can be use to record such information is an accurate line drawn image translated from aerial photographs. Added to this, height information (i.e. contours of the land form) is by a photogrammetric projection of the stereoscopic image achieved by the continuous line of photographs taken by an aircraft flying in constant lines across the town, and related to information calculated on the ground from known sources i.e. primary control points.

However, this is a time-consuming process and when published such maps tend not to be kept up-to-date. In the case of rapidly expanding towns, as is happening in most urban centers in Nigeria, the lack of recording recent changes causes many problems, especially in planning for the future. Recent technological developments, however, can help this position. At the widest scale, the entire nation is mapped, or is being mapped with full topographic information at 1:100,000 and 1:50,000 scales. This is a primary source of published information for assessing the development potential of a town. The up-dating of these maps with new 1:25,000 scale photography at regular time intervals was an ambitious Federal Survey Department programme that has unfortunately not succeeded in the face of recent financial constraint. However, as an interim measure it is possible to obtain from international sources remote sensing imagery i.e. photographs taken from satellites, that can be used for the purpose of up-dating such mapping.



5.2 CONCLUSION

Apart from the fact that majority of Nigerians will live in the cities, our cities are the engines of growth of the National Economy and therefore the efficiency of these cities affect the overall economy. Furthermore, our cities are the places where visitors will see and therefore is the reflection of Nigeria. This reflection definitely will influence the attitude to Nigeria and Nigerians as well as influence investment decision of foreign investors.

Similarly, a lot of our own nationals who are residing in developed countries find it difficult to come back to the country for the fact that they cannot relate to the disorderliness and lack of infrastructure in our cities. Today, the Nigerian city is neglected and abandoned, as the saying goes, if you fail to plan, you plan to fail, and therefore the failure of our cities is the design of our Governments at all levels. Incidentally, Government alone have the legal right to produce an enforceable Master plan the ball therefore falls squarely on the table of our Government whilst the development of the city i.e. implementation of the plans is the responsibility of all us.

As parts and parcel of effective land Administration in Nigeria, maps and Master plans are critical. The visible output of cadastral and Master plans are pieces of papers in forms of maps, diagrams etc. and therefore the end of discussion is that Nigerian Governments have no choice but to pay for the proverbial “piece of paper”.

5.3 RECOMMENDATIONS

1. Review of land use decree to accommodate some problems of land dispute and also to the Tenure (interest in land).

2. There is the need for increase mapping of the country and production of cadastral plans.

3. We strongly urge the Town planning Division to press the Survey Division to take maximum advantage of the availability of such information so that continuous re-assessment of the development of urban areas can be recorded at reasonable cost.

4. Governments must have the political will to evolve and implement innovative land policies, as a corner-stone of their efforts to improve the quality of life in human settlements.

5. Land is a natural resources fundamental to the economic, social and political development of peoples and therefore, Government must maintain full jurisdiction and exercise complete sovereignty over such land.

6. Development control should be re-enforcing with a body of specific legislation and regulations. Plans and legislation can make provision for a wide spectrum of flexibility ranging from long-term uncertainty to short-term intractability, depending on the size and time-scale of the proposal.

7. It is necessary to create the office of the surveyor General of the federation as a separate entity will improve the situation.

8. It must be noted that the office can only perform if given the necessary support and funding needed by the various levels of government.

9. It is equally hoped that Nigeria will use its entry into the satellite technology world to drive the process and assist to get adequate maps for Nigeria.

10. Governments all over Nigeria must be made to realize that there is no single project which does not need a map e.g. roads water supply, housing estate etc. and therefore there is the need for funding the production of maps. With regards to the issues of Master plans for our cities,

References

Burrough, P. A. (1986). Principles of Geography Information System for Land

Resources Assessment. New York Oxford University Press.

Balchin P.N. and Kreve .J.L (1979), Urban Land Economics. London;

Macmillan Press Limited.

Cowen, D. J. (1968). GIS versus CAD versus DBMS. What are the differences. Photogrammetric Engineering and Remote Sensing 54. P P. 1551 – 1555.

Dale R. and Mc. Laughlin (1999); Land Administration Systems. Grest Clarendon Street Oxford, Oxford University Press.

Geoge, S. Wein (1963). Land Resources Economics c 1958, by prentice – Hall, INC. Englewood Cliff N. J.

Kuforniyi O. (1998); Basic Concepts in GIS in Principle and Application of GIS. Edited by C.U Ezeigbo series on Geo Informatic of the Department of Surveying, University of Lagos; Panaf Press.

Oyebanji, A. O. (2003). Principles of Land Used Economics Lagos; Oyebanji and Co.

Leke Oduwaye PHD, and Samuel Dekolo (edited): Geography Information System. Its application in Urban and Regional Planning.

Alfa, N. (2003). The problems and prospects, of Urban Management in Niger State; the story by Niger State Urban Development Board. And in-house paper presented to the Nigerian Institute of town Planners, Niger State Chapter on Thursday 22nd May, 2003 at Minna.

Ajayi M. O. (2007). Contemporary Issues in the use of Master and Cadastral Plans in Land Administration. A paper presented to Nigerian institution of Estate Surveyors and Valuers (NIEVS) one day Seminar on Thursday 22nd November, 2007.

Aluko, O. E. (2000). Development Control in Nigeria’s Civil Rule programme Journal of the Nigerian Institute of Town Planners, Vol. xiii, Pp 877 – 88.

Dung-Gwan, J. Y. (2001). Delay in obtaining planning permission, Journal of Environmental Science, Vol. 5, No. 1, Pp 103 - 104

Esri (1998) about GIS. URL:http://www.esri.com

Fabiyi, J. A. A. (1984). A history of Minna, 1900 – 1960

Proceedings of the Nigerian Institute of Town Planners Lagos State chapters CPD workshop 2005.

Federal Republic of Nigeria (1978); Land use act No.6, supplement to official Gazette; Extra-ordinary No.14 vol.65, 29th March, 1978, Abuja, Federal Ministry of information printing division.

Max Lock Group Nigeria, (1979): Surveys and Planning Report for Niger State

Government, the Warminister Press Ltd, U.K.

Max Lock Group Nigeria, (1979): Minna Review Master Plan (2000)

Sanusi Y. A. (2003). Good Urban Governance and Urban Land development Control in Nigeria, organized by Faculty of Environmental Design and Management, Obafemi Awolowo University, Ile-Ife, 19th October.

Sanusi, Y. A. (2002). Pattern of Urban Land Development Control in Nigeria; A case study of Minna, Niger State. Journal of the Nigerian Institute of Town Planning Vol. xix, No. 1 40th Anniversary issue.

Yusuf R.K. and Musa D.A. (2006); Geographic Information System (GIS): A tool for Land Resources Management. A lead paper presented at the CPD seminar organized by the Nigerian Institution of Estate Surveyors and Valuers held in Kaduna 2006.

Microsoftencarta2008

www.nigerstateonline.com.







APPENDIX

A TALE OF THREE GOVERNORS

This is story of a Senior Planner in Nigerian interaction with three past Nigerian Governors in Nigeria. He said and quotes.

“I have over the long period of professional activities have had interaction with many of our past Governors but for the purpose of the subject a hand, I will like to give real life stories which I called a tale of 3 Governors which is a documentation of my encounter with just three of them that have relevance to the subject matter”.

GOVERNOR 1

Ajayi: Sir, I have it on information that when you were the Military Administrator of State X, you awarded and ensure that a Master Plan was prepare for the State Capital. How did you come about doing this?

Governor: Ajayi, you want the whole truth?

Ajayi: Yes.

Governor: The truth of the matter is that it was not my idea. The Lebanese or Jewish Consultants went to my bosses at the Supreme Military Headquarters and got an instruction to be given to me to award the contract for the job to the company and for a price! In addition, the company ensured that all payments were made to them!

Ajayi: Are you saying that despite your level of exposure and sophistication you do not understand or appreciate the need.

Governor: At the risk of being regarded as not contributing to the assignment I will say that I asked the consultants a question on the day of the presentation of their report to the executive council – why are there no public cemeteries on the Master Plan?

Ajayi: What is the answer given?

Governor: I was reminded that I was in Igbo land. (Laugh).

Ajayi: Seriously speaking, are you saying you would not have done the Master Plan on your own initiative.

Governor: Ajayi, when you sit on those desks you are interested in publicity of your physical achievements. How do you bring out pieces of paper and binded reports and call the press to say that you have spent ‘X’ naira the same amount that may be used to construct 5 kilometers of road which will be declared open with funfair!



GOVERNOR 2

Ajayi: Good day sir,

Governor: Good day Mr. Ajayi.

Ajayi: Sir, you are lucky to have been posted to State X which is one of the richest States in the country and fortunately from my professional point of view has both a Regional Plan for the State and a Master Plan for the capital city.

Governor: Thank you.

Ajayi: However, I have seen a lot of activities that I seem not to understand as a town planner. A stadium was built opposite a stadium; open spaces in Victoria Island all gone! The only Greenery and relaxation area in Ikoyi broken into plots.

Governor: (Sharply cuts in) did you come here to insult me? Am I the first Governor to rule the State? Are you not alive when the man who signed the Master Plan itself converted all open spaces in all approved layouts in the State to School sites where structures a little better than poultry sheds were erected! The same Governor who signed the Master Plan turned residential plots into commercial plots on Victoria Island all in the name of land policy of the new order without taking cognizance of the capacity of the roads and other infrastructure!

Are you not aware that at the same time I came, I did not find 25% of the open spaces on the original layout on the Victoria Island scheme? Is it not your colleagues in order to curry favour that comes to offer us land! Mr. Ajayi, I appreciate your professional views and commitment but I believe you should clean yourselves first before coming to blame us. After all we are not town planners!

Ajayi: But sir, you take the final decision.

Governor: Based, a lot of time on whose advice?

And Mr. Ajayi, this is a Military Government. Order is orders. The constitution is suspended and therefore your issue of law and order should be laid to rest. May be you can become Andrew and go out of the country to practice your idealism!

Ajayi: Thank you sir but please note that the decision we take today, or refuse to take will have implication for us tomorrow.



GOVERNOR 3

Ajayi: Good morning sir and thank for accepting my request to pay you a courtesy visit.

Governor: You are welcomed and can we have what you have for us.

Ajayi: Your State has one of the best climates in this country and you have one of the nicest and friendliest people.

Governor: Thank you.

Ajayi: The climate, the people the available of foods etc. explains why foreigners have always lived here from time immemorial. However, sir, I have observed that your State Capital which was a beauty to behold is gradually descending to one big slum. Furthermore, your new Local Government Headquarter as well as some of the Nation’s best Institutions are not planned. Mr. Governor Sir, could you let us know the actual cause of all these, so that we can deal with our colleagues in your Government if we find that they are not doing their work appropriately.

Governor: Thank you, Mr. Ajayi, I must confess that my director of Planning gave me a memo talking about Master plans preparation and review of some of the existing ones. I sent the memo back for the cost estimates and what he came back with is mind bungling. Where does he want me to find that type of money to pay for pieces of paper? I have kept the file somewhere and when I got the notice of your visit, I had to ask for it yesterday.

Ajayi: Governor Sir, thank you for your honesty. May I at this point crave your indulgence to ask a few questions sir?

Governor: Go on

Ajayi: Sir, I believe you have built a personal house of yours.

Governor: Yes, in the G.R.A. located in ‘X’.

Ajayi: Sir, what did you pay for first?

Governor: I got an application form which I fill.

Ajayi: What was it?

Governor: Pieces of paper.

Ajayi: Government allocated the land to you and asked for payment which you paid. What next did the Government do?

Governor: The Government issued me with a certificate of occupancy which contained a survey plan.

Ajayi: What are they?

Governor: Pieces of paper.

Ajayi: What then did you do?

Governor: I contacted Architect ‘X’ to design the house.

Ajayi: And you pay for the service.

Governor: Yes.

Ajayi: And what did he give you?

Governor: Pieces of paper.

Ajayi: After that sir,.

Governor: I gave it to Engineer ‘Y’

Ajayi: And what happened?

Governor: He gave me some drawings which I paid for.

Ajayi: And what were these drawings?

Governor: Pieces of paper.

Ajayi: What next?

Governor: I sent it to the Town Planning Office and the plan was approved.

Ajayi: What was returned to you?

Governor: Two 2 copies of the 4 sets I gave to them.

Ajayi: Pieces of paper again?

Governor: Yes.

Ajayi: After that sir?

Governor: I gave it to a Quantity Surveyor to do a cost estimate of the building.

Ajayi: Did you pay for his service?

Governor: Yes.

Ajayi: What did he give you?

Governor: Pieces of paper.

Ajayi: Mr. Governor Sir, you are a proud owner of a beautiful house today but you could not have had such a beautiful house without first of all paying for the pieces of paper and I therefore put it to you sir, that do you expect beautiful, functional and aesthetically pleasing cities without being ready to pay for pieces of paper?

Governor: I never looked at it like this and I am certain the officials in the budget office don’t look at it this way either. Thanks for educating me in such simple though sarcastic manner. I will now find the money to do the Master Plans for the cities and the Regional Plan for the State. I wish many more professionals will be able to drive their point home this way once more thank you.

Ajayi: It is my pleasure, sir.

































ABUBAKAR TAFAWA BALEWA UNIVERSITY, BAUCHI.

ESTATE MANAGEMENT PROGRAMME

SCHOOL OF ENVIRONMENTAL TECHNOLOGY

FINAL YEAR PROJECT

TOPIC:

AN EVALUATION OF CONTEMPORARY ISSUES IN USE OF MASTER AND CADASTRAL PLAN IN LAND ADMINISTRATION IN MINNA

QUESTIONAIRE FOR DEVELOPERS IN MINNA

Dear respondent,

I am a student of the above named institution currently collecting information on research findings for my final year project on the above mentioned topic, in partial fulfillment for the award of degree, B. Tech estate Management.

I will be grateful if you could supply me with the following information.

1. How many properties have you Develop in Minna and its environs.



YEARS

TYPES OF PROPERTY 2004 2005 2006 2007 2008

RESIDENTIAL

COMMERCIAL

OTHERS







2. How many of these properties are with legal document (Certificate of Occupancy)?



YEARS

TYPES OF PROPERTY 2004 2005 2006 2007 2008

A B A B A B A B A B

RESIDENTIAL

COMMERCIAL

OTHERS



3. What do you think enhanced the values of property in Minna and its environs?



------------------------------------------------------------------------------------------------

3. Did you abide by the planning regulations?

YES NO



4. What are the regulation your abide with and how effective its



------------------------------------------------------------------------------------------------------------



5. What is the nature of the property development in Minna

Good Fair poor





6. What is the nature of the property market after recertification exercise?

Good Fair poor







ESTATE MANAGEMENT PROGRAMME

SCHOOL OF ENVIRONMENT TECHNOLOGY, ABUBAKAR TAFAWA BALEWA UNIVERSITY, BAUCHI.

FINAL YEAR PROJECT

TOPIC

AN EVALUATION OF COMTEPORARY ISSUES IN THE USE OF MASTER AND CADASTRAL PLAN IN LAND ADMINISTRATION

QUESTIONAIRE FOR PROPERTY OWNERS IN MINNA

Dear respondent,

I am a student of the above named institution current collection data for my final year project on the above mentioned topic, in partial fulfillment for the award of degree, B. Tech estate Management.

I will be grateful if you could supply me with the following information.

1. What type of property do you have in Minna?



Commercial Residential







2. Did you have certificate of Occupancy?



YES NO











3. If yes, how do you acquire the title?



...................................................................................................................................



...................................................................................................................................



4. If No, why?



...................................................................................................................................



...................................................................................................................................



5. How would you view the nature of property market before recertification?

Good Fair Poor



6. How would you view the nature of property market after recertification?

Good Fair Poor



7. Do you think recertification has brought reduction of land dispute?



YES NO





8. Has recertification brought an improvement on your property values?

YES NO









































 nd is very scarce and can be increase marginally at a very great cost hence there is a compelling need to use it efficiently and to the greater benefit of the society. Human beings by nature are very selfish and left on their own, will not be bothered on the effect of their activities on neighbours e.g. a factory or church next door to a residential house physical planning will arrange the uses of land in such a way as to minimize such conflicts.

The economic system, if allowed to work on it own will not produce some social goods e.g. land for schools, playgrounds, public health institution, police post etc. left on its own no landowning family will allow any land for a public open space or for a public school. There is therefore the need for intervention to ensure that there is necessary spaces for ensuring a healthy all round conveniences in the cities are provided.

The problem of this study is an evaluation of contemporary issues in the use of Master and Cadastral Plans in land administration in Minna Niger State.

1.3 NEED FOR THE STUDY

The legal definition often adopted for the concept of land includes both the minerals below the ground and all developments on the land. The implication of the above as earlier indicated, is that the uses of land varies from Agricultural uses, human settlement (urban and rural) uses, industrial uses, mining and other mineral exploitation uses amongst others.

However, in order to put land into any use, there is the need to have some basic information about the land location on the earth surface, location relative to other identified reference point, size, shape, physical characteristic (elevation, slope, soils, geology, surface and ground water), natural resources etc. it is not only enough to have these information at a point in time but in a dynamic form since nothing in nature is static.

The profession often referred to as surveying (land surveying) has developed In order to give answers to most issues raised in the last paragraph. The scope of surveying and mapping ranges from elementary surveys of small areas of land (for title registration, development schemes or other purposes) to highly complex work concerned with the shape of the earth, the tracking of satellite resources identification from satellites photography and the configuration and behaviour of the oceans, specialization in surveying include: geodetic, topographical, engineering, cadastral, mine, cartography and map production etc. for the purpose of this study, Cadastral Surveys are defined as a precise surveys of parcel of land and lies at the heart of land registration or title validation and is useful in other land administration and planning activities.

a. Land department

i. To record registered properties and transfer of titles and

ii. To record government holdings, acquisition of land.

b. Planning department

i. To records planning applications.

ii. To analyses the availability of land for the development

iii. To record rural and urban land uses.

iv. To plan bus routes bus stages, pedestrian crossing and traffic control and

v. To record details of parks and for future planning.

c. Public utilities: - electricity, gas sewerage drainage, refuses collection, oil pipelines, and water pipelines.

i. To record layout of the distribution network, way leaves, subsidiary.

ii. To plan development

iii. To record property and telephone, telegraph cables, overhead lines and junction boxes.

iv. To plan and record postal delivery services.

v. To record tracks sidings, station layout and.

vi. To plan future development.

d. Education department

i. To analyses school catchment areas planning optimum location of school.

ii. To plan transportation requirement within school catchment areas.

e. Physical environmental development

i. To plan and execute layout for roads and buildings development

ii. To record municipal services, for examples, sewers, drains, and

Streetlight.

iii. To map all parking facilities, their capacity access.

iv. To analyses roads accidents in relation to design.

v. To record and plan the entire works project and their relation to government and private property

f. Health department

i. To record location of hospital and health centers and plan improvement to the service.

ii. To organize and monitor pest control.

iii. To map health statistics and area that as a result of incidence and prevalence of disease, and so forth.

1.4 AIMS AND OBJECTIVES

This research is aim at finding solution to the contemporary issues in Master and Cadastral maps in administration of land.

To achieve this aim, the following objectives are necessary.

i. To study the various methods and measures in the application of master and cadastral maps.

ii. To identify the government agencies responsible for the implementation of master and cadastral map in Minna.

iii. To evaluate plan monitoring and feed back mechanism.

iv. To study physical implementation of project development process and schedule, in Minna and it’s environed.

v. To study the requirements needed for the approval of planning permission for real estate development in Minna.

vi. To suggest and recommend more effective ways for development control in Minna.

1.5 SIGNIFICANCE OF THE STUDY

Land is necessary for our existence and development activities. Incidentally, land is limited in area and more limited for specific uses. The scarcity values amongst other things calls for it’s efficiently used. The extent to which it can be efficiently use influenced by the amount of information we have on it size, shape, characteristic etc. incidentally, we cannot do all these without map (the proverbial pieces of papers). Nigeria enacted a land ownership decree but called it land use decree. The earlier the error and misrepresentation is corrected, the better for the country. Part of the reason the intention and letters of the failed is that the government did not have records of what it claims it has and which governors are supplied to keep in trust for the benefit of Nigerians. There is therefore a clarion call for increase mapping of the country and the production of cadastral.

The case master plans especially for our cities, we are equally without a choice. Urbanization either as phenomena or a process has come to stay and the rate of growth is higher in developing countries of which Nigeria is one. Available statistics indicate that, by the year 2015 over 50% of Nigeria will lives in cities.

1.6 SCOPE OF THE STUDY

This study shall cover compressively vividly the examination of contemporary issues in master and cadastral plans in land administration in Minna, comparative analysis of two neighborhoods Minna and Bida local government.

1.7 LIMITATION OF THE STUDY

Numbers of constraints were encountered in the course of this study. Such constraint include;-

a) The non-challant attitude of the respondent to the questionnaires design for data collection

b) The administrative bottle necks at the Niger state ministry of land also made the collection of some data difficult as most of their document and records were not release for data collection.



1.8 DESCRIPTION OF THE STUDY AREA MINNA

ABOUT NIGER - FACT SHEET



Capital Minna

Area 76,363 square km (29,484 square miles)

Population 4,082.558 (2005 estimate)

Languages English (Official), Hausa

ISO-3166-2 NG-NI

Date Created 3 February 1976

Size Rank Ranked 1st

Population Rank Ranked 18th

Governor Dr. Muazu Babangida Aliyu.

Deputy Governor Dr. Ahmed Musa Ibeto



1.8.1 History: Niger State was formed out of the defunct North Western State in February 1976 and consists of 25 Local Government Areas. It is made up of the old Nupe and Kontagora Kingdoms, Abuja (now Suleja), Zauzau kingdom and other political entities. The major cities are Minna, Bida, Kontagora and Suleja.

1.8.2 Location: Niger State is located in the Middle West Central of Nigeria and is bounded by Kaduna State in the North East, Kebbi State in the North West, Kwara State in the South West, Kogi in the South, Zamfara in the North and the Republic of Benin in the West. The Federal Capital Territory, Abuja, is on the state’s Southeastern border.

1.8.3 People: The three principal cultural/ethnic groups of the state are the Nupes, the Hausa and the Gwari. Other groups include the Abishiwa, the Ayadi, the Bassa, the Bauchi, the Dukawa, the Dibo, the Fulani, the Gade, the Godara, the Gulengi, the Ganagana, the Ingwai, the Koro, the Kadara, the Kambari, the Kamuku, the Kakanda, the Mauchi, the Pangu, and the Shigini.

The Nupes are found in Gbako, Lavun, Lapai, Agaie and parts of Mariga Local Government Areas in the southern part of the state, while the Gwari, Kadara and Koro are in Chanchaga, Suleja, and Shiroro in the east. The Kambari and Kamuku occupy Mariga, Magama and Rafi Local Government areas in the north. Most of the groups have instituted a king or chieftaincy system of political leadership. The predominant religions in the state are Islam and Christianity.

1.8.4 Local Government Areas: There are 25 Local Government Areas, namely Agaie, Agwara, Bida, Borgu, Bosso, Chanchaga, Edati, Gbako, Gurara, Katcha, Kontagora, Lapai, Lavun, Magama, Mariga, Mashegu, Mokwa, Muyan, Paikoro, Rafi, Rijau, Shiroro, Suleja, Tafa, Wushishi.

1.8.5 Climate: The State experiences two seasons, the wet and dry seasons. The average annual rainfall is about 1,400mm. The duration of the rainy season is approximately 180 days. Mean average temperature hovers around 32°F, particularly in March and June. December and January have the mean lowest temperatures due to the influence of the tropical continental air mass which blows from the north. Dry season commences in October.

1.8.6 Industry: More than 80 percent of the population is engaged in agricultural activities. Niger State has one of the largest and most fertile agricultural lands in the country. The Nupe are the major rice producers, while the Gwari, Koro, Kadara and Kambari are famous for yam and guinea corn production. The Hausa and Fulani in Mariga Local Government area are noted for animal husbandry. There is a National Cereals Research Institute and Agricultural Research Station at Badeggi, near Bida and an Agricultural College at Mokwa. Brass work, pottery, raffia articles, dyed cloth, glass manufacture are locally consumed and exported. Niger State has or shares three dams which generate hydroelectric power and sustain irrigation projects and fishing. These dams are (1) The Kainji Dam (1969), (2) Shiroro Gorge Dam on the Kaduna River and (3) The Jebba Dam. Kainji National Park, the largest National Park of Nigeria is also in Niger State.

1.8.7 Tourism: Some of the attraction centers of the state are (1) Brass/Glass Works, Bida Arts & Crafts/ Souvenirs, (2) Gurara water Falls, Gurara LGA Natural/Physical, (3) Kainji Lake National Park Wildlife/Eco-Tourism, (4) Zuma Rock, Near Suleija Natural/Physical, (5) Shiroro Dam Tourist Resort Natural/Man-made, (6) Mayanka Water Falls Natural.

1.8.8 Education: Niger State has over 1,165 primary schools, 250 secondary schools and a number of vocational training centers. There are also about 15 tertiary institutions which include Federal College of Education, Kontagora, and the Federal Polytechnic at Bida and the Federal University of Technology at Minna. Others include the state owned Technical Teachers Training Colleges, State College of Education at Minna, etc. www.nigerstateonline.com.







1.9 People and Place “An introduction to Minna Town”

1.9.1 Location and Climate

Minna lies at latitude 9⁰ 37 North and longitude 6⁰ 33 East on a geological base of undifferentiated Basement Complex of mainly gneiss and magmatite. To the north-east of the town a more or less continuous steep outcrop of granite occurs limiting any urban development in that direction. The town has a mean annual rainfall of 1334 mm (52 inches) taken from an exceptionally long record of 54 years. The highest mean monthly rainfall is September with almost 300 mm (11.7 inches). The rainy season starts on average between the 11th – 20th April and lasts between 190-200 days. The mean monthly temperature is highest in March at 30.5⁰ C (87⁰F) and lowest in August at 25.1⁰C (77⁰F). Minna Master Plan (2000).

1.9.2 Historical Background

Minna is basically a Gwari town and got its name from a ritual performed yearly by the Gwari founders of the town to observe the beginning of the New Year. The word itself in Gwari means “to spread fire”. It came into existence because the Gwaris used to put out every bit of fire in the area, even in all the Kitchens in the town, on the last day of every year.

About three days to the last day of every year the Chief of the town together with his Chief Priest and some members of the traditional council would travel to Lafiyagi, a village on the boundary between Bida emirate and Paiko district about 60 Kilometers away, to bring new fire to Minna. Lafiyagi itself is a Gwari-speaking village in the Nupe emirate. The journey was usually calculated so that their return with the fire fell in the last day of the Old year. In the night of the New Year the people of the town would gather to lay plenty of firewood together and later lights it up with the new fire from Lafiyagi.

On the morning of the New Year, everybody would then take his fire out of the firewood and again take it to their respective Houses to mark the start of the New Year. This ceremony eventually became synonymous with the town and consequently gave it the present name “Minna”. The original name of the settlement on the hill top was Paida and surrounding villages like Dabo, Fadi, Jempina, Tayi Dnayi, Pasin and Shakwo were all under its domain. Every New Year their inhabitants would all come to get their new fire from the Minna house in Paida. Minna Master Plan (1979).

The early settlers and founder of the town lived on the top of the range of Hills which line the eastern and northern sides of the present Minna. Evidence of early settlement on the hill top remains in the form of dilapidated foundations, broken pots and many Baobab trees that characterized ancient towns in the north. Most conspicuously at Minna House, in front of which the yearly ceremony was observed.

However, before the town becomes the modern city that it now is, it went through four metamorphoses. The first was in 1905 when the construction work of the rail line got to the area. As there was no local labour at that time, the construction workers were Gwaris, Nupes and Hausas. The various groups were accommodated in different camps to ensure easy access and to prevent desertion. The Gwaris camp was situated in the areas of the present Keterengwari, while the Nupes had their camp at the present Kwangila and the Hausas at Kasuwan Zambarma or Limawa.

These camps later became permanent settlements and eventually formed some of the present wards of the town, but before they became settlement areas the Chief Paida, on the hill top, was asked by the railway authority to provide an arbiter who would settle the constant dispute that arose between labourers. The late Chief of Bosso, Mallam Abubakar Zarmai became the choice with one Muazu Paiko as his secretary. He transferred from the hill top to settle near the camps as the Administrator while his father Mallam Godeyize who was still on the throne as the Chief of Bosso, remained on the hill.

In 1908 the second face lift for the town took place when an Alkali (Judge) was provided for the camps. A permanent house for the Alkali was built and within the compound there was provision for a prison. Later, the first contingent of police was introduced.

The 3rd metamorphosis was in 1910 when the Gwari inhabitants decided to move from the hill top to settle down on the areas of the present Paida, one of wards of Minna and thus the abode of the founders of the town. In 1911 the construction of the main rail line within Minna had been completed and the first locomotive engine – Wushishi – arrived in the town. One of the first in Nigeria, it is now preserved at Minna Railway Station by the Nigerian Railway Corporation.

As the railway workers’ camps started developing into permanent settlements and gradually overshadowed the influence of the indigenes, the Minna Town Council was established (in 1934) comprising as members, distinguished representatives of the various settler tribes. This however, was short lived and the Gwari Federation Native Authority was soon formed. By November 1950 a Chief for the whole of the new Minna area, comprising all settlers was enthroned. He was Late Alhaji Ahmadu Bahago I who is the father of the present Minna Emir.

Other significant events that took place include the building of the present aerodrome in 1929 as one of the first three aerodromes in Nigeria, the Bosso Dam was constructed in 1949 and served as the sole piped water works was built to extract water from the river Chanchaga; and in 1962 the National Electricity Power Authority (then known as the ECN) was established.

The fourth change of status of the town came in February 1976 when its was made the State Capital of the newly created Niger State. Since then the Government has been battling hard to give Minna a face lift and a look befitting a State Capital. Minna Master Plan (1979).

Minna combines the status of an urban center with that of a local government area spanning from Tudun Fulani in the North West to Chanchaga in the south. Minna is about 135km away from the Abuja (FCT), 300km away from Kaduna city, within Niger state; it is about 90km away from Bida the capital city of Nupe Kingdom. 89km from Suleja and about 130km from Kontagora. It’s rise to urban status in the town in 1905. Since then, the status of the town began to change from the hitherto Hill-top settlement whose inhabitants were in constant search of security from their more populous and powerful neighbours, with the extension of Rail way line, the settlement started to expand and the expansion took another dimension with the choice of the town as a district headquarters by the colonial government in 1942 with this, Minna started to take over from Bosso as the most important town within its immediate vicinity. The political status of the town was further consolidated in 1957 when colonial administration created Minna emirate with an emir as its traditional ruler. Available figures show that in 1934, Minna had a population of 5000 people. In 1954, there were 3005 male tax payers in Minna (Fabiyi, 1984). The political activities that preceded and follow independence and their spill-over effect in economic activities attracted people into Minna. The effect is a large population of 59989 obtained in 1963 national population census. In 1979, the population of Minna was estimated to be 76480 at an annual growth rate of less than two percent (1.5). The population census of 1991 gave the population of Minna metropolis as 190750. This gives an annual growth rate, the population of Minna stood at 440251 in 2002. Today, the importance of Minna has been further enhancing with the movement of the seat of federal government from Lagos to Abuja in 1992. Minna is about 120km to the west of Abuja; it is the closest state capital to the federal capital territory. Since then both the population of Minna and it economic land space have impact on spatial extent of the town. Hence, Minna is now undergoing a process of sprawl; a phenomenon that is having impact on the legal status of development activities and the quality of these activities.















CHAPTER TWO

LITERATURE REVIEW

2.1 THE IDEA OF LAND ADMINISTRATION

When we talk about land administration, we generally have in mind three 3 major things among others;

A. Land Use.

B. Land Management and

C. Land Development.

The objectives of all forms of land administration however is to ensure that is use to the best effect and with due regard to land improvement of the environment.

2.1.1 Land Use

Land use, as its name implies is the use to which land is put e.g. farming, mining, urban development etc. These uses are supported to be planned and the purpose of all use planning is to guide decision so that natural resources may be put to the best possible use to meet human needs. This also means that these resources must be conserved for the future. Land use aspect of the plan shows the proposed general distribution, location and uses of land for housing, business, industry, open space, education, public building and grounds solid and liquid waste, disposal facilities and other categories of public and private uses.



2.1.2 Transportation

The transportation aspect of the plan shows the location and extent of roads, highways and other systems and facilities for moving people and goods.

2.1.3 Community Facilities

This section deals with all those public activities that involve physical development, including Schools, Parks, and Play Ground and Civil activities. They also include Library, Police stations, Mosques, Churches etc.

2.1.4 Civic Design

The action of civic design focuses on the major features and policy decisions of the plan which are the result of aesthetic judgment. The civic design tends to look at the over all structure and forms of the city and the forms of development.

2.1.5 Elements of Land Use

Land use planning contains two 2 element, the first is plan making, while the second is monitoring and control to ensure conformity with the plan. The coordinator of the team that does this is often trained as a physical planner (or urban and regional planner, city planner etc).

2.2 LAND MANAGEMENT

Land management similarly is concerned with ensuring that land is use to its maximum potential to satisfy human requirements. The person trained to deal with this aspect of land management is generally referred to as the land economy surveyor (in Nigeria, estate surveyor and Valuer). The land economy surveyor is primarily concerned with the management and development of land and its uses as natural resources. Valuation and management are his basic skills, and in his education and training he must master the fundamental of land law, economic and social analysis, and the primarily technologies of agric, forestry, and building science which will equip him to handle a wide range of policies and action relating to land. Land management include the administration of urban and rural estate, the maintenance and conservation of buildings, administration of public housing schemes, land reform and resettlement including land allocation and the advise on the term of disposal, advice on land acquisition for private and public purposes including the settlement of compensation. It also includes land valuation for various purposes, e.g. sale, purchase letting, investment, mortgage, taxation etc.

2.3 LAND DEVELOPMENT

Land development refers to the actual physical development on the land. Development is defined by Nigeria urban and regional planning decree (now act) No.88 of 1992. ‘’as a process of carrying out building, engineering, mining or other operations in, on, over or under land or the making of any material change in the use of any buildings or other land.’’ This is an area where the quantity surveyor, builders and engineers take control. All these development must take cognizance of the need to use land in a sustainable way so as to avoid environmental disaster e.g. flooding, land degradation, erosion, landslide, depletion and degradation of forestland, desertification, soil, loss, salinization and water logging, vegetation loss, effect on water resources and drainage system etc.

Development can also be referred to as the process of carrying out the construction work, which is associated with a change in use of land or land with its buildings or with the change in intensity of use of land. From the above definition development/property development can be regarded as modification of the existing building, redevelopment and new development.

2.3.1 Forms of Development

2.3.2 Modification of the Existing Building

This involves carrying out improvement work on the existing building and conversion of existing building if it estimated that the capitalized value of the additional return will exceed the cost of alterations in the case of office refurbishment, the layout of shops adapted to self-service and house being converted into flat or offices.

2.3.3 Redevelopment

Redevelopment involves demolishing an existing structure on land and rebuilding of structure to greater density. This take place when the present value of the expected flow of future net returns form the existing use of a property is less than the capital value of the cleared site.

2.3.3 New Development

This involves the clearing of virgin land to erect a new building for certain uses, new development usually take place in the urban fringe and takes the form of out ward urban expansion

2.3.5 Development Control

This is a planning standard to guide the growth of a city, it necessity is to ensure that planning goals are duly achieved with harmony among various land uses as stipulated in the development plan (Owoeye, 1996).

Keeble, (1969) and Agbola (1985). See it as a collection of interrelated para-legal and administrative techniques and instruments designed to safeguard, regulate, conserve and disburse land or part thereof in the interest of the over all community.

Onokerorhaye and Omuta, (1994). Define development control as the control of the use of land, the character, appearance and arrangement of building facilities to ensure economy, conveniences and aesthetics.

Radcliffe, (1978) as adopted by Onoherorhaye and Omuta (1994) define development control as the formal voice of the planning authorities regarding such matters as the permitted density, user restriction, and out standing preservation and conservation order of one kind or another.

2.3.6 Development Control in Nigeria

Prior to 1917; forms of controlling land uses and development in Nigeria was through the authorities of Emirs (in the North, Chiefs (in the East), and Obas (in the West) and heads of the families or clans in a given community. They act as administrators and trustees to the land which belongs to the community and ensures that every development must be carried on with their prior consent.

From 1928, this system change when the first Lagos town and country planning ordinance come into effect, for the improvement and development of Lagos Executive Development Board (LEDB). This led to the continued development of Lagos. But in 1946, the first Nigerian Town and Country Planning Law was enacted, to provide for the setting up of planning authorities, charged with the effective implementation of development plan through planning scheme.

The decree 88 of 1992, of the Nigerian Urban and Regional Planning Law of Nigeria stipulated that at the federal level there must be a commission to be known as the National Urban and Regional Planning Commission. The law provides for all states of the federation to establish a similar unit, that is, the decree made provision for responsibilities in respect of planning matters for each of the three ties of government in Nigeria. The bodies responsible for the implementation of the decree are as follows:

(a) National Urban and Regional Planning Commission at the Federal level.

(b) State Urban and Regional Planning Board at the state level.

(c) Local Planning authority at the local level.

The control department created under section (I) (II) of the decree is basically a multi disciplinary department charged with the responsibilities in respect matters related to the development and implementation of physical development plan.

2.3.7 Development Control Methods in Nigeria

These Methods are as Follows:

i. Direct Control

It gives direct control over those uses that are potentially dangerous to life or property which might lead to social or environmental problems.



Section 27 subsection I of the Nigerian Urban and Regional planning Decree No. 88 of 1992 provides for the establishment of development control department at the federal, state and local government level respectively, each control department or unit shall have power to control development on all land within the jurisdiction of the respective level of government.



Section 47 subsections (I) of the Nigerian Urban and Regional Planning Decree No. 88 of 1992 provides that the control department may serve an enforcement notice on the owner of a private residential, commercial or any other land whenever any development commenced without its approval.



Section 73 subsection (I) provides that the control department shall regulate the dimension, appearance, display, sitting and the manner in which an advertisement bill-board should be affixed to land.

ii. Approval/Permission and Taxation

According to Adedibu, (1995) as adopted by Oyesiku, (1998). Development control actually regulates any building or re-building operation in, on and under land. It also ensures an orderly growth of settlements by stipulating adequate standards for all aspect of land use through the provision of adequate lighting, opening spaces etc.

Oyesika, (1998). Itemized the basic requirements of the development control department for granting planning permission as follows.

(a) A lay-out plan

(b) Site/locational plan

(c) A building plan

(d) Engineering drawing.

Section 28 and 29 of the Nigerian Urban and Regional Planning Decree No. 88 of 1992 provide that approval of the relevant Development Control Department shall be requiring for any land development.

iii. Use of Statutory Provisions

Various statutory provisions are used to guide the use of land resources for different purposes. They are used by the government to exercise control over development taking place on land. This is done with a view to exercise necessary constitutional control for development, preservation and protection of the nations land resources.

2.3.8 Development Control Measures in Nigeria

The following measures are used by public authorities to control development.

i. Police power measures

ii. Fiscal control of urban development

iii. Spending power

iv. Power of eminent domain

(i) Police Power Measure:

These are measure adopted to monitor and regulate the development of land and landed property by public authority. The aim of applying this measure is to promote public safety, healthy moral and general welfare.

The police power measures are

a) Zoning Ordinance: - (Oyesiku, 1998). Zoning can be referred to as the division of land into district having different regulations.

Onokerhoraye and Omuta, (1998). Defined zoning as the demarcation of an urban community into districts for the purpose of regulating

i) The height and bulk of all structure

ii) The area of plot that may be occupied, and that may be left open

iii) The population density and

iv) The use of structure and land for commerce, industry, residences and so on.

b) Zoning Regulation: Zoning ordinances are now used in practically all or some of our large cities and in most of our smaller cities as well. Zoning is still used to prevent “growing” congestion, impairment of access to air, light and sunshine and inversion by improper uses.

The three principal types of zoning regulations are as follows:

1. Regulations concerning the uses permitted in different districts.

2. Maximum height and bulk restrictions for building and other structures.

3. Building area and population density requirements.

A. Classes of Use Districts.

Most municipal zoning ordinances recognized three (3) major classes of use district

i. Residential use district

ii. Business (Commercial) use district

iii. Industrial use district

I) Residential Use Districts: - These are ordinarily divided into three subclasses.

a) Single family districts represent a most exclusive type of zoning. All other types of residential, business and industrial use are excluded from these districts. Provisions are ordinarily made, however, for the possible location of Schools, Mosques, Churches, humanitarian institutions, Park, play grounds etc.

b) Two family districts permit all the uses of a single family district plus two family residence and duplexes.

B. Land Sub-division Regulation

Subdivision regulation control can play a vital role in promoting and protection the interest of the community, the buyer and the sub divider. They can enhance the value, desirability, and long time worth of the areas developed. Every one benefit when plot in a new sub-division are sufficiently attractive to favour a standard of development. But everyone can loss when individual plots are too narrow or too deep for effective use, when water supply, sewage disposal condition, road network create health and psychological problem.

C. Nature of Sub-division Control

Subdivision control varies depending upon the type of legislative authorization, the power to give urban development board and local planning authorities.

(i) Public Control by Fiscal Measure

The control of development by fiscal means involves property taxes and varieties of financial inducement available to individual property or estate.

It is the optional taxes that are use principally to exercise control. The major forms of fiscal measures are:

a. Selective taxation

b. Tax concession and allowances

c. Loan and loan guarantee

d. Grant

e. Subsidies

a. Selective Taxation

The essence of this tax imposed on land use and development control is that it should be optional so that where the estate owner act in accordance with public authorities, policies will escape the tax, public authority power of taxation can be use to redistribute a size of an estate, to influence land market and stimulate property development Estate duty is an example of selective taxation which was introduced in Britain in far back 1909 is still approvable in Nigeria today. The aim was to break up the existing concentration of wealth in a few hands.



b. Tax Concession and Allowances

This can only be given were tax are imposed and the purpose is to give relative advantage to specific types of estate, tax concession represent total or partial exemption from tax and are use to favour certain class of the tax payers such as charitable organization etc.

c. Loan and Loan Guarantee

Development and formation of estate to a large extend depend on the availability of credit facilities public authorities are in strong position to exercise control by making finance available. For socially desirable purpose, public loan and loan guarantee may be given in a wide variety of ways, according to situation they are designed to assist.

(ii) Power of Eminent domain

Eminent domain commonly referred to as compulsory acquisition power, is the power of public authority to compulsorily acquire ownership of land with or without owner’s consent for public purposes.

Compulsory acquisition power can be used to ease government and individual access to land for development purpose, to control private transfer of property right, and other controls such as types and size of development control.

2.3.9 The Need for Development Control

Development control is essentially desirable for the protection of non urban land by retaining some land for agricultural uses.

Agbola (1985). Observed that urban land as a scarce resources needs to be husbanded in a way that will balance long and short term needs of the community and also balance the conflicting claims of different interest groups.

Vagale, (1969), as reported by Agbola, (1985). Observed that the main objective of development control is to regulate the growth of a town in a planned and orderly manner and to ensure that real estate developers or owners of landed property use their lands and buildings in conformity with approved town approved town planning scheme or the master plan of the town. Other reasons for development control include

(i) Health and welfare: - land resources development control is necessary for the removal of all sources of danger and ill-health from residential, commercial and industrial premises. It is a way of eliminating unhealthy rivalry, conflict and waste arising from increasing private ownership and usage of land resources. Furthermore, development control measures are necessary to prevent fault in layout design and implementation hazard, development of new area and to reduce slum effect as much as possible.

(ii) Social Equity: - development control measures especially the positive types are instituted to reduce the wide gap existing between the have and have not in the society e.g. the positive are equal distribution of social services like electricity, water, roads, security etc.

(iii) Economic efficiency: - the main focus of development controls is centered on how to secure greater economic efficiency in the utilization of the nation’s land resources. It ensures a balance of land use, which should incorporate all uses that seek after economic development of the nation. The control measures incorporate the provision of development supporting facilities like communication, electricity, water etc.

2.3.10 Dimension of Development Control

These consist of normative dimension and monitoring dimension as shown in figure 1.

(i) Normative Dimension: - Under the normative dimension, the development proposals of individual and public agencies are supposed to conform to the existing plans, regulations, guide lines and even laws as shown in figure 1 that is compliance with existing standards and other tools of control.

(ii) Monitoring Dimension: - Under the monitoring dimension, the implementation of approved development proposal should conform to the said approve plans. Hence, control is exercised when what is actually happening is compared with and guided toward the achievement of the proposal and specification in approved building and layout plans (Aluko, 2000).

2.4. CLASSIFICATION OF DEVELOPMENT CONTROL

A distinction has also been made between positive and negative classification of development control as shown in figure 1

2.4.1 Positive Instrument: - This consist of infrastructural provision, land acquisition and land development by the government and their agencies, as shown in figure 1

2.4.2 Negative Instrument: - This consists of land development permit, land use zoning and land subdivision. While this division holds, it needs be noted that demarcation between the two is not sharp. For example while infrastructure provision encourages development it also means that such development will be practically confined to the areas where infrastructure services are available.

2.4.3 Levels of Development Control

Onokerorhaye and Omuta (1990) identified two levels of development control these are

1. Macro Level: - The focus at the macro level is on the development of layouts especially, the new area with the aim of integrating them with the present urban structure and also to make them fit properly into the future structure.

2. Micro Level: - The objective at the micro level is to control the development of the individual plot and structure within the subdivision as show in figure 1 i.e. control of density, building height, plot ratio.

2.4.4 Development Control at Subdivision Level

Development control at subdivision level is done with a view to ensuring conformity with new layouts and the standard set for the wider city or region. For this reason, planning approval must be sought and obtained before the development of any subdivision is embarked upon. This will prevent chaotic, premature and sporadic development now and in future. Other important information to be include are land budget indicating the analysis of the proposed use of the land such as residential commercial, industrial uses etc.

Development control at this level is done with a view to ensuring that the designing of building plans is carried out to satisfy specified standards and that the actual development conform with the approved plan. It involves the enforcement of the relevant housing and building codes, for the avoidance of illegal and poor quality development. The control at this level is usually affected by local planning authority at local government areas. For the purpose of approval, every building plan submitted to a planning authority must be drawn to appropriate scale and accompanied by a site plan showing total site area, boundary beacons etc.

2.5. ADMINISTRATION OF DEVELOPMENT

Without a unified approach to the administration and control of development, overall planning is wasted and plans will be ignored, flouted and frustrated. Because of the historic dual administration of land matters between state and local government a unified approach is impossible without reform. A tour around any of the development urban centers in the state will prove this point. The excellence state Government layouts with proper roads, drains and other infrastructure are obvious because of their orderliness and future potential for good, healthy, urban environment.

2.5.1 Planning the Planning

The approach to Town Planning taken by the Max Lock Group Nigeria is base on a philosophy of pragmatism “a belief that the value of a conception depends upon its practical bearing upon human interest”. Hence the style of our work and the reasoning behind the production of our various plan reports. It has been designed to give an account of our conclusions and ideas of how the towns can benefit from physical planning in order that people can make a response whilst the detailed planning work is going on. Thus they will participate in the production of their own development plan.

2.5.2 Planning Process “How Should we Plan”

The Max Lock Group Nigeria was commissioned specifically to prepare a Regional Concept Plan for Niger State and Master Plan for Minna. But Plan-Making is just one aspect of the total Planning Process. A Plan is only one of the tools employed for achieving the objectives outlined in the introduction. In order to put the specific plan-making task into its proper context, we should like to briefly describe the total planning process and its relationship with the planned. This treatise represents a universal view of the planning process, the basic principles of which should hold well in any situation. However, certain parts of the Plan-making process and its implementation should naturally adapt to local conditions and tradition. Town Planning can be better described as ‘city Management’ a process which cannot operate efficiently without the full support of the whole infrastructure of Town and State Government. Furthermore, planning has to assume a great variety of roles, demanding involvement in all activities which affect the development and wellbeing of a town.

2.5.3 Administrative Authority “The First Function of Planning”

Because its sphere of involvement is of overall and universal concern, Town Planning must of necessity have close and constant liaison with a great variety of Authorities, Agencies, Ministries, Corporations, Departments, Boards and private individuals. This is essential not only for the ready exchange and communication of information on which to base well-informed proposals, but also to secure the rapid and efficient implementation of these proposals. However, reforms are necessary if proper planning is to take place. A basic requirement of planning is the need for co-ordination bringing together the many individual proposals whether they are publicly or privately sponsored and initiating schemes that will foster these proposals. To do this, planning can only work within a single authority covering the whole urban area and its surrounding region.

2.5.4 Technical Servicing “The Second Function of Planning”

In medical terms, examination and diagnosis must precede prognosis and treatment. The majority of our resources have been devoted to examining the situation building up a bank of essential information on which we can base not only our long term proposals but also the multitude of day-to-day planning decisions. Further, continuous filed survey and the collection of information are required for the purpose of: -

a. Identification of trends and rate of growth from regular periodic up-dating of surveys in such fields Demography, Traffic and Land use.

b. One off, ad hoc surveys for dealing with specific problems or developments. And

c. Recording information as and when it is made available from other sources such as Federal Government, Ministries and site allocation decisions.

2.5.5 Plan Making “The Third Function of Planning”

In recent years both the Planners and the Planned have become aware of the shortcomings and inadequacies of the traditional method of producing a single, rigid, inflexible Master Plan for a town or region. In the first place, the future is not as easily foreseeable as was once thought possible and too often no allowance were made for meeting unforeseeable circumstances. Secondly, one single Master Plan cannot take account of the different physical scales and time-scales at which development is to operate. Thirdly, and most importantly, no close or realistic examination was made of the aims and goals of the towns-people themselves, which resulted in a Plan which did not truly reflect their social and economic aspirations. We firmly believe that a realistic and practicable Plan of a town evolves and emerges only after consultation with and the participation of the citizens, their leaders and representatives.

In order to overcome these shortcomings and to take account of the growing complexity and urgently of such planning problems, the English “Town and Country Planning Act 1968” introduced a development plan system which was new in function, form, content and procedure. It is this development plan system that we have adopted as a guide. The Development Plan is comprised of a flexible range of component plans which are designed to deal with different degrees of detail, subject matter, time-scale, initiating agencies, and aspects of resources. There are essential four types of component plans, ranging from the general to the specific and from the long-term to the short-term: -

a. Structure Plan

b. District Plan

c. Action Area plan

d. Subject Plan

a) Structure Plan: - A Structure Plan is by and large a written statement supported by diagrams and sketches based on, but not directly related to the government survey maps. It is a broad-brush document which attempts to answer the essential questions concerning the town and its future:

 What is the town now?

 What is it likely to become?

 What do we want it to become?

 How do we go about achieving the desired end?

b) District Plan: - These are comprehensive, broad-scale plans to control and set out the implementation and interpretation of the Structure Plan’s policies and proposals for certain relatively extensive areas e.g. the growth points which are subject to immediate pressures for development. The District Plan represents the detailed application of the Structure Plan’s strategy and provides a precise basis for development control at the local scale.

c) Action Area Plans: - These are comprehensive, detailed short-term plans for relatively small areas selected for intensive change within a specified period by improvement, development or re-development. They are equivalent to the T.P.O.’s in current use although they should be of a far more comprehensive and integrated nature, showing in detail much more than just the plot boundaries and road reservations as at present shown on the T.P.O.’s. they should show, amongst other things, road specification, drainage and sewerage lines and their connections for disposal, location of water supply mains, lines and location of posts (if not underground) for the supply electricity, telephone and other cable services (i.e. radio and T.V.), footpaths, and tree-preservation and planting. Again the Action Area Plan provides a detailed basis for development control.

d) Subject Plan: - There are detailed, specific plans dealing with limited or particular aspects of planning in all or part of the Structure Plan area e.g. the provision of primary schools, road junction improvements, drainage or refuse collection, and the setting up of an urban bus service.

2.5.6 Development Control “The Fourth Function of Planning”

Under normal circumstances, a plan provides the necessary guidance and direction for day-to-day decisions on development. Moreover, development control should be re-enforced with a body of specific legislation and regulations. Plans and legislation can make provision for a wide spectrum of flexibility ranging from long-term uncertainty to short-term intractability, depending on the size and time-scale of the proposal. The scale, diversity and urgency of land requirements and pressure for building are considerable. Development, of course, will not standstill while legislation and plans are formulated. For the plan-makers to ignore what is in the pipe-line or for the various developers to proceed with projects without informing the planners would obviously be an unwise course. So an essential part of the plan-making process should be to operate some form of interim development control in order to steer the oncoming projects in the right direction and to locate them so that they can be accommodate in the ultimate Plan.

2.5.7 The Legal Frame Work

1. Rights to land

Throughout the Northern Nigeria state there is no legal right to the freehold ownership of land. All land is vested in the people of Northern Nigeria through the Governor for each State. This does not mean that land is not bought and sold. Under customary right, land is often exchanged between individuals and the transaction is recognized as the transfer of a freehold right. However, under the law there is only a right to land occupancy and this has codified into Customary Right and Statutory Right. A Certificate of Occupancy can be granted for a statutory Right. Each of these rights benefits the occupier with varying degree of security of tenure. A brief description of them follows.

2. Customary Right

This right is largely rural in character and informal although many persons still hold land in the urban areas by custom. It is a right recognized by the village or ward head acting for the Local Government (by whom he is appointed) and representing the community. It is normal verbal and any boundary disputes would be settled by mutual agreement before the right is given. There is virtually no security of tenure since both the State and Local Government have the power to take over this type of right for public purposes upon the payment of compensation. Under the law this should be based on the value of standing crops, economic trees, buildings and improvements as if they were sold willingly in the open market. A cost of disturbance based on the amount it would cost the holder to re-establish himself elsewhere is also legally provided for, and normally an alternative plot will be found for the occupier for resettlement.

3. Statutory Right

This right is granted by State and Local Government. In the case of the Local Government the right is restricted to settlement areas where there is an approved layout. A certificate is issued on the granting of a plot and this puts the holder in a stronger position than a customary holder concerning compensation should this Land be required for “public purposes”. However, there is no survey of the land and no proper registration of title. The length of term may not exceed thirty years.

4. Certificate of Occupancy (C of O)

A Certificate of Occupancy is granted by State Government as evidence of a statutory right having been granted. It requires survey, becoming and legal registration of title. It will also contain provisions as to length of term, rent payable, type and value of development and conditions for mortgage and sale of unexpired term. A certificate holder is in a much stronger position should his land be require for “Public purposes” since he will be entitle to compensation for the value of the “unexhausted improvements’ over the period of this grant, as well as the inconveniencies caused by disturbance (Section 35 Land Tenure Law 1962). The length of term may not exceed 99 years.

5. Township Laws.

The Government may by order declare any area or place to be a Township. This is normally done in those areas where urban growth has justified the establishment of a separate administration to deal with the provision of urban services in the areas taken over by Government from the Local government i.e. the Government Residential, commercial and Industrial Areas. No Township has been declared in Niger State.

6. Local Authority Laws

The Local Authority Laws give an authority wide power in the field of planning and development. Financial control and the vetting of projects come under the Ministry for Local Government. In some cases where the authority is seeking approval from the Ministry for declaring housing settlement areas or public works, the ministry for Local Government may consult with other appropriate Ministries. But it is not always so. In many ways the real power to create good or bad development lies with the Local Government under the advice and control of the Secretary to the Local Government or administrative officer in the Ministry for Local Government who has no technical training. It is the arm of Government that is respected by the people and for the most part the only form of Government with which the majority have any direct contact.

7. Land Use Decree 1978

Vesting of all land in the State

1. Subject to the provision of this decree, all land comprised in the territory of each State in the Federation are hereby vested in the Military Governor of that state and such land shall be held in trust and administered for the use and common benefit of all Nigerians in accordance with the provision of this Decree.

2. (1) As from the commencement of this Decree

a) All land in urban areas shall be under the control and management of the Military Governor of each State; and

b) All other land shall, subject to his Decree, be under the control and management of the Local Government within the area of Jurisdiction of which the land is situated.

(2) There shall be established in each State a body to be known as “the Land Use and Allocation Committee” which shall have responsibility for: -

a) Advising the Military Governor on any matter connected with the management of land to which paragraph (a) of subsection (1) above relates.

b) Advising the Military Governor on any matter connected with the resettlement of persons affected by the revocation of rights of occupancy on the ground of overriding public interest under this Decree; and

c) Determining disputes as to the amount of compensation payable under this Decree for improvements on land.

3. The Land Use allocation Committee shall consist of such number of persons as the Military Governor may determine and shall include in its membership: -

(a) Not less than two persons possessing qualifications approved for appointment to the public service as estate surveyors or land officers and who have had such qualification for not less than five years; and

(b) A legal practitioner. Etc.

2.6 LAND ADMINISTRATION AND INFORMATION TECHNOLOGY

The legal definition often adopted for the concept of land includes both the mineral below the ground and all development on the land. The implication of the above as earlier indicated, is that the uses of land varies from agriculture use, human settlement (urban and rural) use, industrial use, mining and other mineral exploitation uses amongst others.

However, in order to put land into any use, there is the need to have some basic information about the land location on the earth surface, location relatives to other identified reference point, size, shape physical characteristic (elevation, slope, soils, geology, surface and ground water), natural resources etc. It is not only enough to have this information at a point in time but in a dynamic form since nothing in nature is static.

The profession often referred to as surveying (land surveying) has developed in order to give answers to most issues raised in the last paragraph. The scope of surveying and mapping ranges for elementary surveys of small area of land (for title registration, development schemes or other purposes) to highly complex work concerned with the shape of the earth, the tracking of satellite resources identification from satellite photography and the configuration and behaviours of the oceans, specialization in surveying include; geodetic, topographical, engineering, cadastral, mine, cartography and map production etc. for the purpose of this paper, cadastral surveys are define as a precise surveys of parcel of land and lies at the heart of land registration or title validation and is useful in other land administration and activities Viz.

a. Land Department

i. To record registered properties and transfer of titles and

ii. To record government holdings, acquisition of land.

b. Planning Department

i. To records planning applications.

ii. To analyses the availability of land for the development

iii. To record rural and urban land uses.

iv. To plan bus routes bus stages, pedestrian crossing and traffic control and

v. To record details of parks and for future planning.

c. Public Utilities: - electricity, gas sewerage drainage, refuses collection, oil pipelines, and water pipelines.

i. To record layout of the distribution network, way leaves, subsidiary.

ii. To plan development

iii. To record property and telephone, telegraph cables, overhead lines and junction boxes.

iv. To plan and record postal delivery services.

v. To record tracks sidings, station layout and.

vi. To plan future development.

d. Education Department

i. To analyses school catchment areas planning optimum location of school.

ii. To plan transportation requirement within school catchment areas.

e. Physical Environmental Development

i. To plan and execute layout for roads and buildings development

ii. To record municipal services, for examples, sewers, drains, and streetlight.

iii. To map all parking facilities, their capacity access.

iv. To analyses roads accidents in relation to design.

v. To record and plan the entire works project and their relation to government and private property

f. Health Department

i. To record location of hospital and health centers and plan improvement to the service.

ii. To organize and monitor pest control.

iii. To map health statistics and area that as a result of incidence and prevalence of disease, and so forth.

2.6.1 Computer and Information Technology in Land Use Management

In the course of development of the surveying profession, various technologies were applied e.g. air photographs from aero planes, latter satellite imagery/remote sensing and with the coming of the computer age greater use is made of the Geographic information system (GIS).

Similarly, in the field of urban and regional planning application of computers in modern planning started in the 1950’s through the application of computer models. Models are commonly used in two distinct ways as representation of the real world or an ideal type. Computer based urban models originated in the United States in the 1950’s however, before this time; there were some quantitative models of urban structure developed by the quantitative geographers and social scientist. E.g. Leon tiff’s input–output models, Christaller’s central place theory, Weber’s industrial location theory and Von Thumen’s land rent theory. Before this period computers were only used for collection, storage and processing of quantitative data to help management decisions. The development of urban transportation planning further enhances this e.g. Gravity model know as Lowry model. These models were simple and structure based on mathematical and linear programming using computer simulations.

The limitation of quantitative computer models then led to the development of dynamic computer based model which merged visualization and analysis modeling techniques. Computer mapping was first developed in the 1970’s known as SYMAP (SYMBOL MAPS) and was based on the use of line printers which were used to develop thematic maps. Digital mapping also appeared for the first time from the 1970’s. the steady growth in both software and hardware development with special application to urban planning and management which have capabilities of spatial analysis, modeling, mapping integration and other planning applications have led to the development of a spatial base and mapping system known as Geographic information System (GIS).

2.7. GEOGRAPHIC INFORMATION SYSTEM

There is no agreement in the GIS community as to its precise definition is as a result of its multi-disciplinary background and adaptability .Burroughs(1986) defined GIS as powerful set of tools for collecting, storing, retrieving at will, transforming and displaying spatial data from the real world. Cowen [1988] A decision support system involving the integration of spatial referenced data in a problem solving environment. ESRI (1988); it is a computer based tool for managing and analyzing things that exist and event that happen on earth.

The lack of agreement in the literature in the literature is due to the fact that GIS is not a field in itself, but rather, the common ground between information processing and the many fields using spatial analysis technique. How ever, central to any definition of GIS is that it deals with spatially referenced data, as against other information system where space is of no consequence.

Simply put, GIS is the technology that integrates computer software, hardware, and data manipulation capability together to do spatial analysis and presents in the form of maps and textual reports .it support geo-referenced data to solve complex planning and management issues using information from satellite, aerial photographs, paper map and statistical data.

2.7.1 Land Use Planning Application

2.7.2 Planning Information System

The most distinguish feature of GIS is its ability to integrate information from diverse sources into a base. Urban and regional planners typically collect a wide range of data about human settlements. These data may include:

Land Uses.

Demography

Socio-economic

Physical

Infrastructure.

GIS provides the perfect tool for managing these data. Thus, GIS provide tool for creation of a planning information system which can be utilize and updated from time to time.

2.7.3 Planning Support System

A GIS could be leveraged to support the decision making process. It provides the much needed support for approaching spatial decision as it facilitates the key aspects of decision making includes information processing. Evaluation of alternatives courses of action. Presentation of results in readily useful formats such as maps, charts, tables etc. moreover, GIS is useful and its enable decision makers to simulate and model the real world situation. In addition, GIS can be leverage to automate some repetitive planning tasks. For instance, GIS based expert systems can be designed and developed to efficiently undertake repetitive planning tasks such as building plan approval process.

2.7.4 Application of GIS

• Natural resources, management: - vegetation, forest inventory, access planning, fire analysis etc.

• Land resources management: - land use, land cover inventory, soil resources inventory, land evaluation and monitoring etc.

• Water resources management: - water inventory and modeling, water resources potential, assessment and management etc.

• Environmental Planning and management: - environmental impact assessment, risk management, monitory standard etc.

• Emergency Planning and management: - natural hazard monitoring and modeling, hazard analysis and vulnerability, disaster preparedness, etc.

• Transportation: - transportation planning marketing, fleet management, network analysis, route optimization etc.

• Public utility and service: - utility planning, Ambulance service route optimization etc.

2.7.5 Day to Day Planning Application

GIS is handy for automating day to day planning tasks. Some of the day to day planning applications are as follow:

Land use monitoring

Cadastral management

Site selection

Inventory of facilities

Sub-division planning

Permit management.

Engineering designs e.g. cut and fill operation, estimation, 3D visualization, urban modeling and map publishing on the internet etc.

2.8. MASTER AND CADASTRAL PLANS IN PLANNING ADMINISTRATION

2.8.1 THE CONCEPT OF ‘’PLAN’’

Plan is generally referred to any activity in any or both of the following direction;

i. Taking decisions today to achieve a future desired end or

ii. Solving an existing identified problem.

It should be observed however that the emphasis when the concept plan is used is on the first one. The concept plan is used by everybody either as individuals, organization, or government. In addition, the concept is used on various issues e.g. Education planning, health planning, port planning etc. In view of the above, qualifying adjective identifies the emphasis of the planning being referred to

The idea of master plan raises the issue of the use of the word master to the word plan. The idea of master can be conceived in many ways. It will be conceived in the sense of

a) All factors have been put together i.e. it is comprehensive or

b) That it is the superior one.

Kent, (1964). Defines master plan as an official document of municipal government which setup its major policies concerning the desirable future development of a community.

According, to Mba, Ogbazi and Efobi (1992) it is a programme concern with thinking constructively about the future development of a community. The master plan may cover other subjects that are mandated by statute law or that the local jurisdiction feels are important to its future physical development.

Mba, et al 1992 further stressed that a master plan is an important tool for current guide to development and control of land uses and planning administration. It is the co-ordination and control of development projects offered by the master plan that makes urban and rural planning multi-dimensional and multi-objective in its scope. A plan for a town, city, or a local government area is an outline which attempt to set down in words, maps and charts a guide for public officials and private citizens for development and use of land (Mba, et al, 1992)

Furthermore, the idea of ‘’master plan’’ connotes the existence of a servant ‘’plan’’ we use either lower order plans or subject plans. The other clarification is that master plan can be made for subject matters e.g. Tourism master plan, health master plan, sport master plan or land area national development master plan or subunits of land area e.g. Niger Delta Regional Plan or State Regional Plan.

The physical planner who may be interchangeably called the land use planner, town planner, urban planner, city planner has, over time (otherwise referred to as the physical environment). The concern for the use of land is intended to achieve a desired future state of the city for its people and their activities as well as their overall well-being. Planning for the location and physical aspects of our cities must therefore be conducted with planning for all other programmes the governmental and non governmental agencies conduct.

Why physical planning? Like every other area of activity, there is always a rational for planning but the question to be addressed here relates specifically to physical planning which is the subject of this address. There are so many reasons but the emphasize will be on the following 12 reasons under 4 broad headings.

a) Land is very scarce and can be increase marginally at very great cost hence there is a compelling need to use it efficiently and to the greater benefit of the society.

b) Human beings by nature are very selfish and left on their own, will not be bothered on the effect of their activities on neighbours e.g. a factory or church next door to a residential house. Physical planning will arrange the uses of land in such a way as to minimize such conflicts

c) The economic system, if allowed to work on it own will not produce some social goods e.g. Land for schools, play grounds, public health institution, police post etc. left on its own no landowning family will allow any land for a public open space or for a public school. There is therefore the need for intervention to ensure that these necessary spaces for ensuring a healthy all round conveniences in the cities are provided.

d) Ensure Environmental Sustainability

i. Ordinarily, and left on their own; human beings will build on all available space without even making provision for roads.

ii. Left on their own, Human being build on difficult terrain and marginal lands e.g. steep slopes, land which falls bellow sea level (i.e. floodable areas) river beds etc.

iii. Destruction of water and air quality: left on their own, the economic system will build on water shed areas; people will build factories without looking at the wind direction thereby polluting the settlements etc.

iv. Flooding and other environmental hazards: left on their own the economic system will make people build without adequate drainage and other necessary facilities and thereby causing flooding and other related environmental damage.

v. Provision for infrastructural routes and spaces: physical planning makes for provision integration of routes, water ways, railways etc. water pipeline route, gas pipeline route etc.

vi. Provision of facilities for expanding or provision of facilities for the future e.g. 3rd Lagos airport in Ibeju Lekki, Port complex in Baro which have been provided for in the Regional plan for Niger State.

vii. Guide and co-ordination of activities of different agencies both public and private.

viii. It is a guide to decision making for both public and private organization.

ix. It is a guide for public capital programmes and therefore a major aid to budgeting and allocation of financial resource among all constructing and servicing activities.

Despite the rational for planning notes above, there are various issues that arise on the formulation of objectives, the planning process, the formulation of development objectives, and the evaluation of alternatives. Equally, issue have been raised on whether physical planning as it is practical today in addressing the major development issues of the city which is urban poverty, unemployment, violence etc.

2.8.2 Master Plan

• To the physical planner, a Master plan is a representation in words, maps and diagrams of the way every parcel of land within an urban area will be used to achieve the desire future socio-economic and environmental objectives.

• To the politician, land if the production of the document goes though a participatory process, it is the people’s agenda.

• To the administrator and people in government it is a guide to budgeting and programme implementation.

• To the private sector business community, it is a guide to investment decision where? When? How? Cost etc

• To the populace at large, it is a guide to a lot of decision what to? Where o live? Etc.

• To infrastructural suppliers: - it helps in location, timing and coasting of projects etc.

• To different levels of government it aids intergovernmental relationship.

2.8.3 General Content of a Master Plan

A master plan is generally for a defined period but most cases –a period of 20 years in the planning period. The plan is expected to be reviewed every 5 years. The physical development master plan has both written graphic parts and the general format is as detailed below with variations depending on the circumstances.

2.8.4 Part One - Basic Information

1. People and place; - historical urban and evolution.

2. Physical background; - location, climate, topography, rivers and streams, geology, vegetation etc.

3. Social and economic background; - population growth, population characteristic, urban economy.

4. The state of physical and social infrastructures.

2.8.5 Part Two - Basic Issues

1. Constraints: - physical development, financial manpower.

2. Development potential and opportunities.

3. Existing problems.

4. Future situation: - various projections.

5. Determinants of urban form: - image ability, efficiency, Nigeria tradition etc.

2.8.6 Part Three

1. Goals and objectives.

2. Based on the information in part I and II: - plan organization and land requirements.

3. Preparation of alternative land use: - plan making provision for central area plan, employment, public services (education, health, recreation, and cultural use), transportation system, residential, support infrastructure (water supply, waste movement, electricity etc.).

4. Evaluation of the various alternatives

5. Selection of preferred plan.

6. Physical plan implementation: - project development process and schedule, organization, staffing and management, construction, logistic etc.

7. Plan monitoring and feed back mechanism.

As can be observed from the above, the activities are many, the disciplines involved are varied but because the vision of the city is that of the town planner, he is generally the coordinator. It is observed that the plan generally start from a concept plan which is a generalize vision of the type of city we want to build, where we want to put the various uses and the road network. From the generalize concept plan, we progress to that of structure plan which is a more detailed land use plan than the concept plan. In this, it show the major land uses, the transport network and in some cases uses that are larger users of land e.g. airports, transport terminals, port complex, studio, etc. in addition, the city will have been divided into sectors.

The Master plan ordinarily is a more detailed land use plan for each of the sectors and at this stage, the use of individual plot is ascertained. In addition to the above, the master plan is a legally binding document to all citizens once it is signed by the appropriate person the Governor or the Minister in charge of Planning, as the individual cases may be in some countries, the physical development. Master plan often goes through their Legislative houses to be enacted into law and they are gazette and copies available for purchase by every citizen. Any part of the document except during the statutory review which often takes place every five years or other times scale stipulated is not easily changed. The effort and time needed to effect a change in its provision is daunting. Master plan the idea of master plan in its conventional form stated above is virtually giving way to the preparation of structure plans.

The reasons for this include the fact that:

i. Master plan is very expensive.

ii. Master plan is time consuming

iii. The rate of growth of cities especially in developing countries is so fast that the plan is often outdated by the time it’s finished.

iv. The rate of change in technological economic, population education etc. is such that any plan cannot afford to be cast in granite as master plans are done. For example, the GSM revolution has virtually eradicated the need for those land consuming telephone exchanges but introduced Antennas to the skyline. This coming of sky-scrappers to the urban scene changed the land requirements calculation etc.

As a result of the above, there is now emphasis on the preparation of structure plans which are faster to do less expensive, flexible and which can rapidly respond to unexpected changes.

2.8.7 Preparation of Master Plan

The conventional and most probably answer is that it is government agencies. This position arises from the fact that the land use act in Nigeria gives the power over the land to the Governor of the state added to the general legal principle which gives Governments all over the world the power of “Eminent Domain”. From the above, it can be seen that master plans help in determining the uses of land to achieve greatest societal gains both now and the future and is a major tool in planning administration.

2.8.8 Contemporary Issues in Planning

The town planner as well as the master plan process has been criticized from different angles these include;

1. The selection of ends and criteria bearing in mind that individual vary in their preferences.

2. The identification and selection of preferred alternatives

3. The certainty of the projections being made about the future.

4. The emphasis of planners on the physical aspects of the city when the critical issues in the city are issues of poverty, crime, unemployment etc.

5. The approach of planners to public involvement.

6. The methodology.

As a result of the various criticisms, the town planner has moved:

a) From concern purely with the physical environment towards intentionally, rational comprehensive planning.

b) From a practice oriented profession toward greater reliance on theoretical understanding.

c) From domination of planning by Architects, Geographers and Engineers toward opening its ranks to various other disciplines.

d) From public participation in planning to participatory planning. The latest approach being is now the repaid urban sector profiling for sustainability and strategic urban planning.

e) From analogue planners to digital planners as the town planners is now applying information technology to various aspect of their operation as detailed above in this research work?

f) The town planner is now more open to consider alternative plans by stakeholders in the city.

These among others is making planning relevant useful and meaningful to the populace and is also helping to be more relevant to the day to day life of the people and ameliorating potential future disasters.

 Master plans are therefore, an indispensable tool for land use components of land administration.

 Cadastral on the other hand and as earlier indicated are small scale maps often used in the title documents and other planning activities as detailed above. The accuracy of these plans can make the difference between order and chaos. It is easily noticed that as a result of rapid development in our urban centers and lack of planning due to inadequate information, as provided by cadastral control surveys on the environment, that whenever there is a township road construction, all other public utilities seem to be badly affected. Also when the PHCN or Water Board, etc. are laying their poles and pipelines respectively, they are placed without consideration of development plans of that area. The results of all these uncoordinated developments are inconveniences to the general public, delay and waste of public money. One possible remedy is that all public utilities should be overlaid on projected land use Master plan for the area through mapping. The application of IT technology as describe in section 1 has made the plans more accurate and detailed. It has helped in removing double allocation in land and unnecessary boundary disputes. Cadastral because of its importance is an indispensable tool in land administration.

2.8.8 The State of Mapping and Master Plan Availability

Despite the need for and the huge benefits to be derived from those activities as detailed in the last section, Nigeria as a nation is very badly under mapped and equally illegally mapped. A lot of the topographical maps covering the nation are not only on very large scale but equally over 20 years in age. They are so far from today’s realities and therefore almost useless for planning purposes. Equally various organization in Nigeria have spent money on production of one form of map or the other e.g. Electoral Commission, Census office, Oil Companies etc. but due to lack of a central control of the mapping exercise, the information are either not well kept or useless for other users. Also the accuracy of the map cannot be guaranteed.

There is a general absence of Cadastral maps for our settlements. A few states attempted to do it in an attempt to introduce the collection of property rates but they were virtually not completed mostly due to lack of payment to the consultants’ results largely because of the low ranking given to the production of maps. It is hoped that the creation of the office of the surveyor General of the federation as a separate entity will improve the situation. It must be noted that the office can only perform if given the necessary support and funding needed by the various levels of government. It is equally hoped that Nigeria will use its entry into the satellite technology world to drive the process and assist to get adequate maps for Nigeria.

Governments all over Nigeria must be made to realize that there is no single project which does not need a map e.g. roads water supply, housing estate etc. and therefore there is the need for funding the production of maps. With regards to the issues of Master plans for our cities, Nigeria is in the wilderness. Less than 70 out of over 800+ urban centers in the country have one form of master plan or the other to guide her growth. Out of this 70 outdate, may be about 10 are up to date.

It is always a confusion by the fact that a lot of people in government in this country have travelled out of this country at one time or the other, benefited from orderliness, and come back pretending that those cities they visited came down from heaven in the form of rain! For those who have not gone abroad, they have been in Abuja (despite its inadequacies) and have got a glimpse of what a planned city looks like! It is disheartening to report that the south west geographical zone of Nigeria which has been reported and documented as the most highly urbanized part of black Africa does not have any city with any current master plan to guide its growth! It is ironic that the most developed parts of the world are the best mapped and the best physical planned! Looking at our cities future archeologist will not have many problems to conclude that a set of unorganized people lived in these cities.





























CHAPTER THREE

Research Methodology

3.1 INTRODUCTION

This chapter deals with the sources of data collection, measurement and analytical techniques used in writing this research work. The research instrument includes the use of questionnaire, personal observation, oral interview, review of past project and extraction from other thesis related to the research topic.

3.2 RESEARCH DESIGN

This is an outline or a scheme that serve as a useful guide to the researcher in his effort to generate data for the study. The type of research design adopted is personal observation, literature review, text books, thesis and other related literature were also used to supplement the type of research design.

3.3 METHODS OF DATA COLLECTION

The methods used in data collection are as follows

a) Questionnaire administration: - Questionnaire were administered to obtain information and for the purpose of this, two set of questionnaire were designed and administered one for developers and the other for property owners and occupiers so as to collect information that are relevant to the study.

b) Observation: - several visits were made to the study areas to have first hand information on the research study.



3.4 SOURCES OF DATA COLLECTION

Sources of data collection employed by the researcher are primary and secondary sources.

3.5 PRIMARY SOURCES OF DATA COLLECTION

The data collection through this source were done with the aid of some research instrument such as questionnaire, personal observation and oral interview, from the fields as original sources in the course of investigation

1. Questionnaire: - The questionnaire were made up of questions which were designed to give answer to some questions, which will enable the researcher do justice to the topic under consideration. They were administered to the Niger State ministry of land Minna.

2. Personal Interview: - This entails the researcher having a visual survey on how land administration in the study area by visiting authority under the ministry of land responsible for planning and land administration.

3. Oral Interview: - Oral interviews were conducted in Minna Ministry of land and also citizens living in Minna and it environ were interview orally.

3.6 SECONDARY SOURCES OF DATA COLLECTION

Data from this source were not collected directly form the survey design adopted, but from past work. These are mostly published and unpublished information such as text book, official gazette, government records, seminar papers, journals, thesis, lecture note, conference papers, review of literature and statutory enactments.



3.7 SAMPLE SIZE AND TECHNIQUES

The sample size is the population element that is selected for study using sampling techniques (systematic random sampling). Structure question were administered to property owners, property developers, planners and land administrators in Minna.

3.8 ADMINISTRATION OF RESEARCH INSTRUMENTS

Different sets of questionnaire were designed, prepared and administered. Some of the questionnaires were designed for property developers and also some property owner’s occupiers in Minna. For data handling techniques, the data collected were analyzed and presented in forms tables, percentages, histograms.





















CHAPTER FOUR

DATA PRESENTATION ANALYSIS AND INTERPRETATION OF RESULT

4.1 NATURE OF DATA COLLECTED

The type of data collected for the study include land use, land allocation, population, immigration, education, employment, living condition occupancy rate and overcrowding of the respondent.

4.2 ANALYSIS OF DATA

The table below show the number of questionnaires administered and the number of questionnaire returned. The study area in Minna, G.R.A. F-layout under G.R.A. Tunga.

Questionnaire Administered

Table 4.1: Questionnaire Administered to Developers

Developers Tunga G.R.A.

Total number of administered questionnaire 60 40

Numbers of questionnaire returned 45 23

Percentage of questionnaire returned 75 57.5%

Source: Field Survey (2008).







Table 4.2: Questionnaires Administered to Property Owners/Occupiers

Property owners Tunga G.R.A.

Total number questionnaires administered 200 100

Number of questionnaire returned 162 63

Percentage of questionnaire returned 81% 63%

Sources: Field Survey (2008).

Table 4.3: Age Distribution of Respondent

Age distribution Tunga (frequency) G.R.A. (frequency)

20 – 30 years 17 (10.49%) 7 (11.11%)

31 – 40 years 47 (29.01%) 10 (15.87%)

41 – 50 years 69 (42.60%) 18 (28.57%)

51 years and above 29 (17.90%) 28 (44.45%)

Total 162 (100%) 63 (100%)

Source: Field survey (2008).

The above table 3 shows that in Tunga, 10.49% are within the age of 20 – 30 years respondents, 29.01% are within the age of 51 years and above. In G.R.A. – F Layout 11.11% of the respondents are within the ages of 20 – 30 years, 15.87%, 31 – 40 years and 28.57%, 41 – 50 years while 44.45% are within the ages of 51 years and above.







Table 4.4: Sex of the Respondent

Sex Tunga (frequency) G.R.A (frequency)

Male 122 (75.31%) 47 (74.60%)

Female 40 (24.69%) 16 (25.40%)

Total 162 (100%) 63 (100%)

Source: Field Survey (2008).

The table 4 above shows that in Tunga 75.31% of respondents is male while 24.69% of respondents are female. In G.R.A. F- Layout 74.60% of respondents are male and 25.40% of respondents are female.

Table 4.5: Occupation of Respondent

Occupation Tunga (frequency) G.R.A. (frequency)

Public sector 25 (15.43%) 40 (63.50%)

Organized private sector 30 (18.52%) 17 (26.98%)

Self employed 87 (53.70%) 3 (4.76%)

Others 20 (12.35%) 3 (4.76%)

Total 162 (100%) 63 (100%)

Source: Field Survey (2008).

The table 5 above shows that in Tunga 15.43% are in public sector, 18.52% are in organized private sector, 53.70% are self employed, 12.35% are others, in G.R.A. 63.52% are in public sector, 26.98% are in organized private sector, 4.76% are self employed, 4.76% are others.



4.3 LAND USE

Table 4.6: Major Land Use in Minna

Land use No of Hectares Percentage %

Low density urban

Medium density urban

High density urban

Institutional 129.2

182.2

174.5

401.0 14.3

20.6

19.7

45.4

Total 884.0 100.0

Sources: Niger State Ministry of Land Minna (2008).

It should be noted that these measurement are of the developed and occupied areas only, the low density category includes all the G.R.A., and newly developing areas where it is difficult to define occupied and unoccupied premises, and it shows that low density area has 14.3%. The medium density category includes all the new intermediate staff housing and some of the not quite completed layout and town expansion, and it has 20.6% and the high density category is a gross measurement of the traditional town areas including shops, primary schools, streets, offices, markets and other small non-residential uses with 19.7%. The institution occupied a large percentage of the area with 45.4% of the land use.

4.4 POPULATION

Table 4.7: Total Population Estimate for Minna Urban Area

Household interview survey including police (mean) 159200

Residential institution excluded from survey 47780

Total civilian population 206980

Nigerian Army Population 12500

Total Residential Population 219480

Source: National Population Commission

The above table 7, shows the total population Estimate for Minna urban area which is divided between civilians and the Military, civilians with total population figure of 206980 and the Military with total population figure of 12500. In estimating the future growth, 1991 population census has to be established. In the case of Minna, the Army population should not be included in this base figure, since its growth or decline is not in any way affected by urban growth but by Army Command decisions on postings. The other institutional populations such as police, schools, prisons, and hospitals are likely to grow proportionately with the urban growth and should be included in the base population.

Table 4.8: Existing Population Data of Minna

1953 Census Minna Town excluding Bosso 12,810

1963 Census Minna Town excluding Bosso 59,988

1972 NWS Planning Consultants Minna (undefined) 32,000

1977 Mr. Peter Jiya Thesis Minna (undefined 1082 total compounds 56, 724 plus boarding institutions 2, 050). 58,774

1979 Economic Planning (5% per annum growth on 1963 there excluding Bosso 130,948

1991 Census Minna Town excluding Bosso 190,750

2006 Census Minna Town excluding Bosso 432,190

Source: National Population Commission (2008).

The table 8, above show that the population of Minna was 12, 810 in 1953 Census and 59, 989 in 1963 Census. In 1972 it was 32, 000 undefined also 1977 it was 58, 774 undefined. In 1979 economic planning survey it was 130, 948 excluding Bosso with growth rate of 5%. The 1991 Census gave the population of Minna at 190, 750 with annual growth rate of 7.9% and 2006 Population Census gave Minna population at 432, 190. These conflicting sources have not proved particularly useful in arriving at either a realistic past growth rate for the town or a current total population, let alone a basis for estimating future population or its needs in health, welfare, education, water and energy facilities.

Table 4.9: Proposed Distribution of Residential Density Types in the Expansion Areas of Minna

Density Density group persons/hectare No. of people served Development land required per hectares %

Low 25 100 4.0 20.7

Medium 50 500 10.0 51.8

High 75 400 5.2 27.5

Total 150 1000 19.3 100.0

Source: Ministry of Land Minna Niger State (2008).

Table 9 shows the proposed distribution density per hectare in Minna with the following percentage distribution Low density with 20.7%, Medium density 51.8 and High density 27.5%. Defining an assumed population growth of a continued 8% for the next one year plan period, 7% for the period up to 2016 and 5% there after, which we believe to be realistic then the population growth will be as shown in Table 5, and the resulting demand for land will be as shown in Table 6. It now has to be determined how and in which direction this growth will take place.

Table 4.10: Existing Population and Assumed Population Growth by Plan Period and Density 1979 – 2001.

Existing Residential Area Area Hectares Population Density

High density 174.5 37060 212

Medium density 182.2 27940 90

Low density 129.3

Total 485.9 65000 134



Existing other uses 398.1 884.0 Ha. 74

Plan period Plan 3 Plan 4 Plan 5 Plan 6

Assumed growth 1980/89

8% per annum 1990/99

7% per annum 2000/2009

5% per annum 2010/2019

5% per annum

Density

High 75%/Ha. 40% 2080 11300 10880 13900

Medium

50%/ha. 50% 2600 14120 13600 17370

Low

25%/Ha. 10% 520 2830 2720 3480

Total increase 5200 28250 27200 34750

Total Population 70200 98450 125650 160400

Source: Ministry of Land Minna Niger State (2008).

The table 10, above shows Existing Population and Assumed Population Growth by Plan Period and Density 1979 – 2019. Total population of plan period 3, 4, 5, 6 are 70200, 98450, 125650 and 160400 respectively, also with growth rate of 8%, 7% 5% and 5% respectively. Densities expressed as persons per hectare. Land demand calculated at density shown and based on assumed population for each plan period shown in Table 5. Areas are shown in hectares and rounded to the nearest hectare. There is an additional need to re-house about 13000 persons at high density in order to reduce central area densities to 150 persons per hectare.

1980/ base population = 65000 civilian derived from household Interview Survey and Land areas based on April 1979 aerial photography.

Table 4.11: Residential Land Demand by Type and Plan Period.

Plan period Plan 3 (extended) Plan 4 Plan 5 Plan6 Total

Category 1981/86 1986/91 1991/96 1996/2000

High 75 pers. 40%/annum 151 145 186 237 719

Medium 50 pers. 50%/annum 282 272 348 444 1346

Low 25 pers. 10%/annum 113 109 139 177 538

Total 546 526 673 858

Source: Minna Master plan (2000).

The table 11 above shows residential land demand by type and plan period. Total numbers of land demanded during the four plan periods are 546, 526, 673 and 858 in the plan period 3, 4, 5 and 6 respectively. Also total number of land demanded in respect to the type of uses are 719, 1346 and 538 for the high, medium and low density respectively.

Table 4.12: Minna Town Population Estimates and Actual Urban Areas Compared.

Sources Population No. of persons Area Occupied Hectares Density Persons Per Hectares

Census 1952 12810 a) 145.2 88.2

Census 1963 59988 b) 185.6 323.2

DAH 1972 32000 c) 241.7 132.4

JIYA 1977 58774 d) 411.0 143.0

EP 1979 130948 e) 352.4 371.6

MLGN 1979 Low

1979 High 27306 f) 485.9 56.2

64580 g) 485.9 132.9

Census 1991 230653 h) 519.3 273.7

Census 2006 432190 i) 523.5 391.0

Source: National Population Commission (2008)

Residential areas occupied in 1950 in the six town wards lying within the urban area and adjusted by 2.3% per annum (i.e. 1950 – 1960 average annual growth rates of residential areas) to 1952. As for the residential area adjusted by 2.0% per annum. Direct measurement from mapping prepared in the same year. 1972 area adjusted by 11.2% per annum (i.e. 1972 – 79 average annual growth rates of residential areas) to 1977. Residential areas occupied in April 1979 in the six town wards lying within the urban areas. Residential area occupied in April 1979 within the whole urban area.

4.5 SEX AND AGE

Table 4.13: Sex Ratio by Area (Total Persons Interview) Female = 100.

Age group Core Villages G.R.A. Minna Town

0 – 18

19 – 54

55 & above 113:100

116:100

211:100 130:100

155:100

200:100 116:100

91:100

* 117:100

122:100

212:100

Total 117:100 146:100 104:100 121:100

Source: Minna Master Plan (2000)

• Numbers insignificant.

The table above shows sex ratio by area female = 100 in Minna town 121:100 total ratio of male to female, the total ratio of male to female in the G.R.A. is 104:100, also the total ratio of male to female in the villages is 146:100 and in the core area the total ratio of male to female is 117:100. Minna town has many more males than females in almost all age groups. The greatest imbalance is in the working age group in the village. The sample numbers in the older 55 and above age group are small and thus their reliability is not high.









4.6 HOUSEHOLD

Table 4.14: The Number of Wives by Area of the Town (Married Household Heads only).

Number of Wives Core Villages G.R.A. Minna Town

One No.

%

%

Two No.

%

%

Three No.

%

%

Four No.

%

% 217

76.4

59.6

49

17.3

66.2

11

3.9

55.0

7

2.5

53.8 120

87.0

33.0

13

9.4

17.6

1

0.7

5.0

5

2.9

30.8 27

55.1

7.4

12

24.5

16.2

8

16.3

40.0

2

4.1

15.4 364

77.3

100.0

74

15.7

100.0

20

4.2

100.0

13

2.8

100.0

Total No.

%

% 284

100.1

60.0 138

100.0

31.5 49

100.0

8.5 471

100.0

100.0

Source: Minna Master Plan (2000)

Compared to other northern Nigerian towns, Minna has a low proportion of polygamous household. Less than one-quarter of the married household heads has two or more wives. Wives in polygamous households accounted for well over two-fifths of all married women.

Figure 2: The Number of Wives by Area of the Town (Married Household Heads only) Chart



Source: Minna Master Plan (2000)

4.7 Immigration

Table 4.15: Years in Town by Reasons for Coming (Immigrant Household Heads only) by Percentage

Reasons for coming









Years In town Employment secured Employment fairly certain In search of Employment Education Family

reasons Usually Resident Elsewhere Other reasons Total

0 – 18 Yrs



19 – 54 Yrs



54 & above



Not known

32.1



27.3



28.4



-

16.1



13.6



10.2



50.0 30.7



39.3



30.0



- -



10.6



5.3



50.0 15.7



4.7



24.0



- 3.6



-



-



- 1.8



4.5



1.1



- 100.0



100.0



100.0



100.0

Sources: Minna Master Plan (2000).

Almost nine-tenths of household heads come for work reasons. Only one-third came in search of employment. It would appear that the proportion coming with employment secured had been increasing over the years. Over 15 years ago less than one-third had secure employment yet half of the most recent in migrants have had secure employment before coming.

Figure 3: Years in Town by Reasons for Coming (Immigrant Household Heads only) by Percentage Chart.



Source: Minna Master Plan (2000).

Table 4.16: Estimate Actual Immigration Rate for the Past Five Years

Year of Immigration Estimated Actual No. of Immigrant Previous Year’s Population % Annual Growth Actual Sample No.

2003 – 2004



2004 – 2005



2005 - 2006



2006 – 2007



2007 – 2008

3420



8840



4960



4600



3420 22960



37380



46220



51180



55780 10.0



23.6



10.7



9.0



6.1 171



442



248



230



171

Sources: Nigerian Immigration Service (2008).

Children born in Minna to migrant household since arrival are not included. Minna born adults in immigrant household not counted. Other members of household could have arrived after household head but have been included in his/her year of arrival. Information was collected about year of arrival for household head only in survey. No account taken, of out – migrants. No account taken of institutional or army population. Since the survey was conducted in August 2007 the annual dates read from August to August. Estimated number of immigrants derived from sample number times twenty.

1. The year of the inauguration of the civilian government showed a peak in the migration movement to Minna with over one and a half times the number of the previous year.

2. Since that time the numbers arriving each year have steadily decline.

3. The actual number has reduced in the year to the same as it was in the previous year to the inauguration of civilian government.

4. The annual growth rate has reduced from the 2005 – 2006 peaks of 23.6% per annum to 6.1% currently.

4.8 EDUCATION

Table 4.17: Education of Children (5 – 14 Years) and Adults (15+ Years) Compared %.

Types of Education Age group 5 – 14 yrs 15+ years

None

Junior

Senior

‘O’ Level

‘A’ Level

Technical

University

Quranic

Adult

Other 21.3

47.1

18.7

5.2

-

0.1

-

7.5

-

- 31.3

6.0

21.5

13.5

2.3

1.6

1.9

20.5

1.2

0.4

Total

Total with Junior Primary or above 99.9

71.1 100.2

48.4

Sources: Ministry of Education Minna (2008)

The adult population is comparatively well educated with almost half having received primary junior or higher. However, those with ‘A’ level or higher are few (4.2%). Almost three – quarters of those in the 5 – 14 age groups are receiving junior primary or higher education. Well over one fifth of the 5 – 14 age groups are not attending school and a significant number (7.5%) are receiving Quranic education only.

4.9 EMPLOYMENT

Table 4.18: The Labour Force.

Age group % of Total Population in Age group Ratio of males to females in Age group Expected % of Age group working 3rd Nat. Dev. Plan Actual % of Age group working % of Total labour force in each Age group

Children 0 – 14 yrs. 43.8 117:100 - 1.6 2.2

Working 15 – 54 yrs. 53.2 122:100 78.0 56.1 92.8

Retired 54+ yrs. 2.8 212:100 - 60.3 5.0

Total 98.8* 121:100 - 32.2 100.0

Source: Niger State Ministry of Land Planning Department (2008).

The proportion of the total population in each of the main age groups is similar to that of the national average. There is a large predominance of males in all age groups. Almost two – thirds (56.1%) of the working age group is employed. The number in the retired age group is less than normal and over two – thirds are working. Substantial numbers (7.2%) of those working come from outside the working age group (15.54 years old) *. Excludes 0.1% doesn’t know.

4.10 LIVING CONDITIONS

Table 4.19: Number of Rooms by Area (Household Heads only)

Number of rooms Core Villages G.R.A. Minna Town

1 No.

%

%

160

40.4

58.4 106

51.0

38.7 8

14.3

2.9 274

41.5

100.0

2 No.

%

% 165

41.7

66.3 74

35.6

29.7 10

17.9

4.0 249

37.7

100.0

3 No.

%

% 14

3.5

29.8 15

7.2

31.9 18

32.1

38.3 47

7.1

100.0

4 No.

%

% 20

5.1

50.0 6

2.9

15.0 14

25.0

35.0 40

6.1

100.0

5 No.

%

% 6

1.5

54.5 1

0.5

9.1 4

7.1

36.4 11

1.6

100.0

6 No.

%

% 31

7.8

79.5 6

2.9

15.4 2

3.6

5.1 660

5.9

100.0

Total No.

%

% 396

100.0

60.0 208

100.1

31.5 56

100.0

8.5 660

99.9

100.0

Source: Minna Master Plan (2000).

Over two – fifths of all households are living in one room. Well over three – quarters of all households are living in one or two rooms only. In the core and villages over four – fifths of all households are living in one or two rooms only. The number and proportion of the largest houses is in the core area. The majority of houses in the G.R.A. are of three or four rooms.

Table 4.20: Occupancy Rate (Number of Persons Per Room) by Area.

Number of Households and Persons affected compare

Average No. of Persons/room Core



H/Holds



Pers. Villages



H/Holds



Pers. G.R.A



H/Holds



Pers. Minna



Town



Pers.

Less than 1 25.3 10.2 34.6 13.7 17.9 4.8 27.9 10.3

1 - 2 Pers. 32.3 30.5 35.1 40.0 33.9 27.2 33.5 32.1

2 - 3 Pers. 21.0

42.4 26.3

59.3 18.8

30.4 24.6

46.4 32.1

48.1 40.7

67.9 12.2

38.7 27.8

57.6

3 – 4 Pers. 14.1 20.4 7.7 14.8 8.9 14.8 11.4 19.0

Over 4 Pers. 7.3 12.6 3.9 7.0 7.1 12.4 6.1 10.8

Total 100.0 100.0 100.1 100.1 99.9 99.9 100.1 100.0

Sources: Minna Master Plan (2000).

Almost one third of households live at less than one person per room but this is accounted for by the high proportion of single person households. In contrast less than 10% of the people living in these under crowded conditions. Two – thirds of the people are living at more than 2 persons per room. Over 10% of the people are living at more than 4 persons per room and most of these households are of 9 or more persons. The G.R.A has the highest proportion living at more than 2 persons per room – over two – thirds of the people living there but these are spacious conditions of one household per compound. The core area has the worst conditions with one third of the people living at more than 3 people per room. We estimate that there are more than 20000 people living at more than 3 persons per room.

Table 4.21: Type of Tenure by Area (Household Heads only)

Tenure Core Villages G.R.A. Minna Town

Tenant No.

%

% 293

74.0

64.3 160

77.0

35.1 3

5.4

0.6 456

69.1

100.0

Free No.

%

% 33

8.3

66.0 17

8.2

34.0 -

-

- 50

7.6

100.0

Nominal No.

%

% 1

0.3

1.9 -

-

- 51

91.1

98.1 52

7.9

100.0

Own House No.

%

% 69

17.4

67.6 31

14.9

30.4 2

3.6

2.0 102

15.5

100.0

Total No.

%

% 396

100.0

60.0 208

100.1

31.5 56

100.1

8.5 660

100.1

100.0

Sources: Niger State Ministry of Land Minna (2008).

Almost 70% of household are living in rented accommodation as tenants paying market rents. Only one sixth of the households are living their own houses. Nine-tenths of households in the G.R.A. are paying nominal rents. The proportion of rented accommodation is highest in the villages.

Table 4.22: Assessment of Housing Need in Minna Town Excluding G.R.A

Compounds with ten or more Households per Compound At four

Households

Per Compound

Tenure Relationship Sample % of Households Estimate Actual No. of Households Estimate Actual No. of Compounds Priority Estimate Actual No. of Households to be re-accommodated

Resident land lord no tenants

Resident with Tenants

Absentee Landlord -





1.6





11.9 -





200





1460 -





20





120 Low





Medium





High Does not apply





320





980

Total 13.5 1660 140 Total 1300

Sources: Niger State Ministry of Land (2008).

This table assesses housing need arising out of a rehabilitation policy based on reducing compound occupancy to a maximum of four tenant households only in compounds presently occupied by five or more households in the first case and ten or more households in the second. Over three-fifths of the populations outside the G.R.A. were living in compounds of five or more households and 13.5% in ten or more to the compound. If the ten or more household compounds were dealt with first then 980 households would need replacement accommodation from the high priority absentee landlord compounds.





CHAPTER FIVE

SUMMARY, CONCLUSION AND RECOMMENDATION

5.1 SUMMARY OF FINDINGS

Land is necessary for our existence and development activities. Incidentally, land is limited in area and more limited for specific uses. The scarcity value amongst other things calls for its efficient management and use. The extent to which it can be efficiently used is influenced by the amount of information we have on it size, shape, characteristics etc. incidentally, we cannot do all these without maps! (The proverbial piece of paper) Appendix. Nigeria enacted a land ownership decree but called it land use decree! The earlier the error and misrepresentation is corrected, the better for the country. Part of the reason the intension and letters of the law failed is that the Government did not have records of what it claims it has and which the Governors are supplied to keep in trust for Nigerians. There is therefore a clarion call for increased mapping of the country and the production of cadastral.

In the case of master plans especially for our cities, we are equally without a choice. Urbanization either as phenomena or a process has come to stay and the rate of growth is higher in developing countries of which Nigeria is one. Available statistics indicate that, by the year 2015 over 50% of Nigerians will live in cities!

Successful planning is based on the administration techniques explained in the preceding chapters coupled with adequate up-to-date and accurate information. The most basic of this information is naturally what exists on the ground. This can only be determined by having an up-to-date picture of the actual structures and land uses that make up the town and its surrounding area. An accurate map, therefore, is an essential town planning tool. It enables the ownership of such structures, land uses, plots and parcels of land to be recorded partly by the Cadastral system explained earlier where appropriate and partly observation.

Traditionally, the map base can be use to record such information is an accurate line drawn image translated from aerial photographs. Added to this, height information (i.e. contours of the land form) is by a photogrammetric projection of the stereoscopic image achieved by the continuous line of photographs taken by an aircraft flying in constant lines across the town, and related to information calculated on the ground from known sources i.e. primary control points.

However, this is a time-consuming process and when published such maps tend not to be kept up-to-date. In the case of rapidly expanding towns, as is happening in most urban centers in Nigeria, the lack of recording recent changes causes many problems, especially in planning for the future. Recent technological developments, however, can help this position. At the widest scale, the entire nation is mapped, or is being mapped with full topographic information at 1:100,000 and 1:50,000 scales. This is a primary source of published information for assessing the development potential of a town. The up-dating of these maps with new 1:25,000 scale photography at regular time intervals was an ambitious Federal Survey Department programme that has unfortunately not succeeded in the face of recent financial constraint. However, as an interim measure it is possible to obtain from international sources remote sensing imagery i.e. photographs taken from satellites, that can be used for the purpose of up-dating such mapping.



5.2 CONCLUSION

Apart from the fact that majority of Nigerians will live in the cities, our cities are the engines of growth of the National Economy and therefore the efficiency of these cities affect the overall economy. Furthermore, our cities are the places where visitors will see and therefore is the reflection of Nigeria. This reflection definitely will influence the attitude to Nigeria and Nigerians as well as influence investment decision of foreign investors.

Similarly, a lot of our own nationals who are residing in developed countries find it difficult to come back to the country for the fact that they cannot relate to the disorderliness and lack of infrastructure in our cities. Today, the Nigerian city is neglected and abandoned, as the saying goes, if you fail to plan, you plan to fail, and therefore the failure of our cities is the design of our Governments at all levels. Incidentally, Government alone have the legal right to produce an enforceable Master plan the ball therefore falls squarely on the table of our Government whilst the development of the city i.e. implementation of the plans is the responsibility of all us.

As parts and parcel of effective land Administration in Nigeria, maps and Master plans are critical. The visible output of cadastral and Master plans are pieces of papers in forms of maps, diagrams etc. and therefore the end of discussion is that Nigerian Governments have no choice but to pay for the proverbial “piece of paper”.

5.3 RECOMMENDATIONS

1. Review of land use decree to accommodate some problems of land dispute and also to the Tenure (interest in land).

2. There is the need for increase mapping of the country and production of cadastral plans.

3. We strongly urge the Town planning Division to press the Survey Division to take maximum advantage of the availability of such information so that continuous re-assessment of the development of urban areas can be recorded at reasonable cost.

4. Governments must have the political will to evolve and implement innovative land policies, as a corner-stone of their efforts to improve the quality of life in human settlements.

5. Land is a natural resources fundamental to the economic, social and political development of peoples and therefore, Government must maintain full jurisdiction and exercise complete sovereignty over such land.

6. Development control should be re-enforcing with a body of specific legislation and regulations. Plans and legislation can make provision for a wide spectrum of flexibility ranging from long-term uncertainty to short-term intractability, depending on the size and time-scale of the proposal.

7. It is necessary to create the office of the surveyor General of the federation as a separate entity will improve the situation.

8. It must be noted that the office can only perform if given the necessary support and funding needed by the various levels of government.

9. It is equally hoped that Nigeria will use its entry into the satellite technology world to drive the process and assist to get adequate maps for Nigeria.

10. Governments all over Nigeria must be made to realize that there is no single project which does not need a map e.g. roads water supply, housing estate etc. and therefore there is the need for funding the production of maps. With regards to the issues of Master plans for our cities,

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Ajayi M. O. (2007). Contemporary Issues in the use of Master and Cadastral Plans in Land Administration. A paper presented to Nigerian institution of Estate Surveyors and Valuers (NIEVS) one day Seminar on Thursday 22nd November, 2007.

Aluko, O. E. (2000). Development Control in Nigeria’s Civil Rule programme Journal of the Nigerian Institute of Town Planners, Vol. xiii, Pp 877 – 88.

Dung-Gwan, J. Y. (2001). Delay in obtaining planning permission, Journal of Environmental Science, Vol. 5, No. 1, Pp 103 - 104

Esri (1998) about GIS. URL:http://www.esri.com

Fabiyi, J. A. A. (1984). A history of Minna, 1900 – 1960

Proceedings of the Nigerian Institute of Town Planners Lagos State chapters CPD workshop 2005.

Federal Republic of Nigeria (1978); Land use act No.6, supplement to official Gazette; Extra-ordinary No.14 vol.65, 29th March, 1978, Abuja, Federal Ministry of information printing division.

Max Lock Group Nigeria, (1979): Surveys and Planning Report for Niger State

Government, the Warminister Press Ltd, U.K.

Max Lock Group Nigeria, (1979): Minna Review Master Plan (2000)

Sanusi Y. A. (2003). Good Urban Governance and Urban Land development Control in Nigeria, organized by Faculty of Environmental Design and Management, Obafemi Awolowo University, Ile-Ife, 19th October.

Sanusi, Y. A. (2002). Pattern of Urban Land Development Control in Nigeria; A case study of Minna, Niger State. Journal of the Nigerian Institute of Town Planning Vol. xix, No. 1 40th Anniversary issue.

Yusuf R.K. and Musa D.A. (2006); Geographic Information System (GIS): A tool for Land Resources Management. A lead paper presented at the CPD seminar organized by the Nigerian Institution of Estate Surveyors and Valuers held in Kaduna 2006.

Microsoftencarta2008

www.nigerstateonline.com.







APPENDIX

A TALE OF THREE GOVERNORS

This is story of a Senior Planner in Nigerian interaction with three past Nigerian Governors in Nigeria. He said and quotes.

“I have over the long period of professional activities have had interaction with many of our past Governors but for the purpose of the subject a hand, I will like to give real life stories which I called a tale of 3 Governors which is a documentation of my encounter with just three of them that have relevance to the subject matter”.

GOVERNOR 1

Ajayi: Sir, I have it on information that when you were the Military Administrator of State X, you awarded and ensure that a Master Plan was prepare for the State Capital. How did you come about doing this?

Governor: Ajayi, you want the whole truth?

Ajayi: Yes.

Governor: The truth of the matter is that it was not my idea. The Lebanese or Jewish Consultants went to my bosses at the Supreme Military Headquarters and got an instruction to be given to me to award the contract for the job to the company and for a price! In addition, the company ensured that all payments were made to them!

Ajayi: Are you saying that despite your level of exposure and sophistication you do not understand or appreciate the need.

Governor: At the risk of being regarded as not contributing to the assignment I will say that I asked the consultants a question on the day of the presentation of their report to the executive council – why are there no public cemeteries on the Master Plan?

Ajayi: What is the answer given?

Governor: I was reminded that I was in Igbo land. (Laugh).

Ajayi: Seriously speaking, are you saying you would not have done the Master Plan on your own initiative.

Governor: Ajayi, when you sit on those desks you are interested in publicity of your physical achievements. How do you bring out pieces of paper and binded reports and call the press to say that you have spent ‘X’ naira the same amount that may be used to construct 5 kilometers of road which will be declared open with funfair!



GOVERNOR 2

Ajayi: Good day sir,

Governor: Good day Mr. Ajayi.

Ajayi: Sir, you are lucky to have been posted to State X which is one of the richest States in the country and fortunately from my professional point of view has both a Regional Plan for the State and a Master Plan for the capital city.

Governor: Thank you.

Ajayi: However, I have seen a lot of activities that I seem not to understand as a town planner. A stadium was built opposite a stadium; open spaces in Victoria Island all gone! The only Greenery and relaxation area in Ikoyi broken into plots.

Governor: (Sharply cuts in) did you come here to insult me? Am I the first Governor to rule the State? Are you not alive when the man who signed the Master Plan itself converted all open spaces in all approved layouts in the State to School sites where structures a little better than poultry sheds were erected! The same Governor who signed the Master Plan turned residential plots into commercial plots on Victoria Island all in the name of land policy of the new order without taking cognizance of the capacity of the roads and other infrastructure!

Are you not aware that at the same time I came, I did not find 25% of the open spaces on the original layout on the Victoria Island scheme? Is it not your colleagues in order to curry favour that comes to offer us land! Mr. Ajayi, I appreciate your professional views and commitment but I believe you should clean yourselves first before coming to blame us. After all we are not town planners!

Ajayi: But sir, you take the final decision.

Governor: Based, a lot of time on whose advice?

And Mr. Ajayi, this is a Military Government. Order is orders. The constitution is suspended and therefore your issue of law and order should be laid to rest. May be you can become Andrew and go out of the country to practice your idealism!

Ajayi: Thank you sir but please note that the decision we take today, or refuse to take will have implication for us tomorrow.



GOVERNOR 3

Ajayi: Good morning sir and thank for accepting my request to pay you a courtesy visit.

Governor: You are welcomed and can we have what you have for us.

Ajayi: Your State has one of the best climates in this country and you have one of the nicest and friendliest people.

Governor: Thank you.

Ajayi: The climate, the people the available of foods etc. explains why foreigners have always lived here from time immemorial. However, sir, I have observed that your State Capital which was a beauty to behold is gradually descending to one big slum. Furthermore, your new Local Government Headquarter as well as some of the Nation’s best Institutions are not planned. Mr. Governor Sir, could you let us know the actual cause of all these, so that we can deal with our colleagues in your Government if we find that they are not doing their work appropriately.

Governor: Thank you, Mr. Ajayi, I must confess that my director of Planning gave me a memo talking about Master plans preparation and review of some of the existing ones. I sent the memo back for the cost estimates and what he came back with is mind bungling. Where does he want me to find that type of money to pay for pieces of paper? I have kept the file somewhere and when I got the notice of your visit, I had to ask for it yesterday.

Ajayi: Governor Sir, thank you for your honesty. May I at this point crave your indulgence to ask a few questions sir?

Governor: Go on

Ajayi: Sir, I believe you have built a personal house of yours.

Governor: Yes, in the G.R.A. located in ‘X’.

Ajayi: Sir, what did you pay for first?

Governor: I got an application form which I fill.

Ajayi: What was it?

Governor: Pieces of paper.

Ajayi: Government allocated the land to you and asked for payment which you paid. What next did the Government do?

Governor: The Government issued me with a certificate of occupancy which contained a survey plan.

Ajayi: What are they?

Governor: Pieces of paper.

Ajayi: What then did you do?

Governor: I contacted Architect ‘X’ to design the house.

Ajayi: And you pay for the service.

Governor: Yes.

Ajayi: And what did he give you?

Governor: Pieces of paper.

Ajayi: After that sir,.

Governor: I gave it to Engineer ‘Y’

Ajayi: And what happened?

Governor: He gave me some drawings which I paid for.

Ajayi: And what were these drawings?

Governor: Pieces of paper.

Ajayi: What next?

Governor: I sent it to the Town Planning Office and the plan was approved.

Ajayi: What was returned to you?

Governor: Two 2 copies of the 4 sets I gave to them.

Ajayi: Pieces of paper again?

Governor: Yes.

Ajayi: After that sir?

Governor: I gave it to a Quantity Surveyor to do a cost estimate of the building.

Ajayi: Did you pay for his service?

Governor: Yes.

Ajayi: What did he give you?

Governor: Pieces of paper.

Ajayi: Mr. Governor Sir, you are a proud owner of a beautiful house today but you could not have had such a beautiful house without first of all paying for the pieces of paper and I therefore put it to you sir, that do you expect beautiful, functional and aesthetically pleasing cities without being ready to pay for pieces of paper?

Governor: I never looked at it like this and I am certain the officials in the budget office don’t look at it this way either. Thanks for educating me in such simple though sarcastic manner. I will now find the money to do the Master Plans for the cities and the Regional Plan for the State. I wish many more professionals will be able to drive their point home this way once more thank you.

Ajayi: It is my pleasure, sir.

































ABUBAKAR TAFAWA BALEWA UNIVERSITY, BAUCHI.

ESTATE MANAGEMENT PROGRAMME

SCHOOL OF ENVIRONMENTAL TECHNOLOGY

FINAL YEAR PROJECT

TOPIC:

AN EVALUATION OF CONTEMPORARY ISSUES IN USE OF MASTER AND CADASTRAL PLAN IN LAND ADMINISTRATION IN MINNA

QUESTIONAIRE FOR DEVELOPERS IN MINNA

Dear respondent,

I am a student of the above named institution currently collecting information on research findings for my final year project on the above mentioned topic, in partial fulfillment for the award of degree, B. Tech estate Management.

I will be grateful if you could supply me with the following information.

1. How many properties have you Develop in Minna and its environs.



YEARS

TYPES OF PROPERTY 2004 2005 2006 2007 2008

RESIDENTIAL

COMMERCIAL

OTHERS







2. How many of these properties are with legal document (Certificate of Occupancy)?



YEARS

TYPES OF PROPERTY 2004 2005 2006 2007 2008

A B A B A B A B A B

RESIDENTIAL

COMMERCIAL

OTHERS



3. What do you think enhanced the values of property in Minna and its environs?



------------------------------------------------------------------------------------------------

3. Did you abide by the planning regulations?

YES NO



4. What are the regulation your abide with and how effective its



------------------------------------------------------------------------------------------------------------



5. What is the nature of the property development in Minna

Good Fair poor





6. What is the nature of the property market after recertification exercise?

Good Fair poor







ESTATE MANAGEMENT PROGRAMME

SCHOOL OF ENVIRONMENT TECHNOLOGY, ABUBAKAR TAFAWA BALEWA UNIVERSITY, BAUCHI.

FINAL YEAR PROJECT

TOPIC

AN EVALUATION OF COMTEPORARY ISSUES IN THE USE OF MASTER AND CADASTRAL PLAN IN LAND ADMINISTRATION

QUESTIONAIRE FOR PROPERTY OWNERS IN MINNA

Dear respondent,

I am a student of the above named institution current collection data for my final year project on the above mentioned topic, in partial fulfillment for the award of degree, B. Tech estate Management.

I will be grateful if you could supply me with the following information.

1. What type of property do you have in Minna?



Commercial Residential







2. Did you have certificate of Occupancy?



YES NO











3. If yes, how do you acquire the title?



...................................................................................................................................



...................................................................................................................................



4. If No, why?



...................................................................................................................................



...................................................................................................................................



5. How would you view the nature of property market before recertification?

Good Fair Poor



6. How would you view the nature of property market after recertification?

Good Fair Poor



7. Do you think recertification has brought reduction of land dispute?



YES NO





8. Has recertification brought an improvement on your property values?

YES NO