Informal Settlement in Lagos State: a Framework for Investigating Housing Quality
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University of Calgary PRISM: University of Calgary's Digital Repository Graduate Studies The Vault: Electronic Theses and Dissertations 2018-12-21 Informal Settlement in Lagos State: A Framework for Investigating Housing Quality Fasakin, Temitope Oluwole Fasakin, T. O. (2018). Informal Settlement in Lagos State: A Framework for Investigating Housing Quality (Unpublished master's thesis). University of Calgary, Calgary. AB. http://hdl.handle.net/1880/109406 master thesis University of Calgary graduate students retain copyright ownership and moral rights for their thesis. You may use this material in any way that is permitted by the Copyright Act or through licensing that has been assigned to the document. For uses that are not allowable under copyright legislation or licensing, you are required to seek permission. Downloaded from PRISM: https://prism.ucalgary.ca i UNIVERSITY OF CALGARY Informal Settlement in Lagos State: A Framework for Investigating Housing Quality by Temitope Oluwole Fasakin A THESIS SUBMITTED TO THE FACULTY OF GRADUATE STUDIES IN PARTIAL FULFILMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF ENVIRONMENTAL DESIGN GRADUATE PROGRAM IN ENVIRONMENTAL DESIGN CALGARY, ALBERTA DECEMBER, 2018 ©Temitope Oluwole Fasakin 2018 ii Acknowledgements It is obligatory on me to express my sincere gratitude to many people who played pivotal roles in encouraging me all along my journey to reach my goal of a master’s degree. Sweet regards to my parents and siblings who constantly pushed me to better myself each day. Thank you, my supervisors, Dr. Graham Livesey and Dr. Joseph Fadamiro. You have both inspired and supported me from the beginning of my journey into University of Calgary. It was a privilege to work with you. It was indeed a rare opportunity to meet some great friends I encountered in Calgary. I can’t start mentioning names, but I acknowledge your roles. iii Abstract Ajegunle is one of the most popular areas in Lagos, Nigeria. Known for its high concentration of poverty and sprawling informal settlements, this area served as the site of analysis for this study. More specifically, the housing conditions within an informal settlement area of Ajegunle was analyzed in order to assess the quality and durability of the housing structures, the quality of the living conditions in the immediate environment of the neighborhood, and the overall quality of life of the inhabitants in the Ajegunle area. The aforementioned areas were assessed using the guidelines of the UN Habitat (2015), which presents conditions to determine areas of informal settlement. The factors include absence or limited: access to improved water; access to improved sanitation facilities; sufficient living space; adequate structural quality or durability; and security of living tenure. Based on the findings of this study, Ajegunle is an informal settlement area, since it meets the aforementioned criteria listed by UN Habitat (2015). In order to mitigate these conditions, the federal and local governments, with the assistance of non-governmental organizations (NGOs) will need to enact enduring measures that can improve the quality of living of residents in these areas. iv List of Abbreviations CSO Civil Society Organization GPRS Growth and Poverty Reduction Strategy GDP Gross Domestic Product IDP Internally Displaced Peoples IHS Informal Housing Settlements LCPS Lagos Central Planning Scheme LEDB Lagos Executive Development Board LASG Lagos State Government NGO Non-Governmental Organization PHCN Power Holding Company of Nigeria SRI Socio-Economic Rights Initiative SUD Strategic Urban Development UN- Habitat United Nation Habitat UNDP United Nation Developmental Program UNHRC United Nations Human Refugee Commission UNICEF United Nations International Children's Emergency Fund UN MDG United Nations Millennium Development Goals UNW-DPAC UN Water Decade Programme on Advocacy and Communication WB Word Bank v Table of Contents Acknowledgements...................................................................................................................... iii Abstract……................................................................................................................................ iv List of Abbreviations………........................................................................................................v Table of Contents….................................................................................................................... vi List of Figures ……..................................................................................................................... ix List of Tables……….................................................................................................................... x Chapter 1 Introduction 1.1 Background ………....……………………………………………………….…………1 1.2 Research Problem…...…………………………………………………………………...2 1.3 Research Purpose and Objectives ..…………………………………………………….3 1.4 Research Questions...…………………………………………………………………….3 1.5 Delimitations of the Study…...…………………………………………………………..4 1.6 Justification and Significance of the Study ...…………………………………………..4 1.6.1 Definition of terms…..…………….……………………………………………..5 1.7 Methodology .....…………………………………………………………………………8 1.7.1 Framework for Analysis….....………………………………………………….11 1.8 Structure of the Study……...…………………………………………………………..12 Chapter 2 Literature Review 2.1 Historical Context of Lagos State …………..………………………………………..13 2.2 General Description of Ajegunle ……………………….…………………………...15 2.3 Historical Analysis of Housing in Lagos… ...………………………………………….16 2.3.1 Housing Conditions in Lagos Slums…….. ...………………………………….18 2.3.2 Housing Structures and Materials. ……………………………………………21 2.3.3 Efforts to Improving Housing Quality…... ..…………………………………..22 2.3.4 From Informal to Formalized Settlements ..…………………………………..23 2.4 Housing Policy Reform in Lagos… ...………………………………………………….25 2.4.1 The Lagos Central Planning Scheme……. ………………………………..…..25 2.4.2 The Post-Independence Era of Urban Renewal in Metropolitan Lagos .…...26 2.4.3 The Land Use Act of 1978... ……………………………………………………27 vi 2.5 Challenges in Housing Provision… …………………………………………………....28 2.5.1 Climate Change…… ….………………………………………………………...29 2.5.2 Natural Disasters….. ……………………………………………………………33 Chapter 3 Study Framework 3.1 Framework …………………………………………………………………………....35 3.2 Mediating Variable Theory ..…………………………………………………………..36 3.3 Population Dynamics……... ……………………………………………………………38 3.4 Factors Affecting Population Dynamics… ...………………………………………….39 3.5 Lagos Physical Environment and Infrastructure ...………………………………….41 3.6 Impact of Population on Land and Resource Degradation……....………………….43 3.7 Strategies to Mitigate Resource Degradation…… .……………………………...……46 Chapter 4 Case Study: Ajegunle 4.1 Description… ……………………………………………………………….…………...49 4.1.1 Congestion, Poverty, and Crime (Quality of Life) ....…………………………50 4.2 Neighborhood and Environmental Conditions….……………………...…….………52 4.2.1a Commercial Space... ……………………….…………………....................…...53 4.2.1b Community Infrastructure. ..…………………………………………………..55 4.2.2 Interior Space (Insufficient Living Space) ...………………………………….60 4.2.3 External Building Structure……….…………………………….……..……...61 4.3 Accessibility .……………………………….……………………………….…..…..….65 4.4 ‘Ghetto’ Culture…... …………………….….…………………………….…...……..…67 4.5 Summary of Findings…….. …..……………………………………………...….……..69 Chapter 5 Recommendations For Improving Living Standard of Lagos Informal Settlement 5.1 Current Consideration for Urban Regeneration.. ,.………………………………..…71 5.2 The Needs of Informal Settlement Residents…… …………………………………....73 5.2.1 Access to Improved Water ……………………………………………………75 5.2.2 Access to Improved Sanitation Facilities... ..………………………………..…76 5.2.3 Sufficient Living Space…… ….………………………………………………...78 5.2.4 Quality and Durability of Housing Structure…... ..…………………..………80 5.2.5 Security of Housing Tenure ….……………………………………………..….82 vii 5.3 Local Upgrading Initiatives …...………………………………………………….……86 5.4 Global Assessment and Resulting Initiatives…… ...…………….……………………87 5.5 Conclusion… ......………………………………………………………………………..89 References…. ....…………………...………...…………………………………………………..91 viii List of Figures Figure 1.1: Research Design Flow Chart ......……………………………………………………..10 Figure 2.2: Map of Nigeria showing Lagos, the case study site ..……………….…….………14 Figure 2.3: Map of Lagos State and the Greater Lagos Metropolitan Area…….....…………..15 Figure 4.1: Map of Ajegunle……. ..……………………………………………….….……………..49 Figure 4.2.1: Goods store along a dirt road in Ajegunle… ..……………………….…..…………54 Figure 4.2.2: Goods store with brooms for sale in Ajegunle……… ...………………..….….……54 Figure 4.2.3: Large black water holding tanks are prevalent in Ajegunle.. ..………….………...56 Figure 4.2.4: A cracked blue water holding tank renders the water susceptible to being tainted ..……………………………………………………………………………………56 Figure 4.2.5: Refuse is thrown about a walkway, flanked by residences on either side …....57 Figure 4.2.6: Refuse is piled up in still water, likely from previous days’ rain…….……….……57 Figure 4.2.7: A large quantity of refuse has gathered alongside a residence…….. ..……………58 Figure 4.2.8: A public latrine made of corrugated iron sheets that are often used for housing roofs. Refuse is thrown about the area in the background…. ..…………………….58 Figure 4.2.9: A view showing a bad road and abandoned truck used for carrying wastes ……59 Figure 4.2.10: Floor plan of a typical bungalow-style residence in Ajegunle…….. ………...…60 Figure 4.2.11.: External depiction of an intact bungalow style house…….