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Critical Examination of the Historical Perspective of Housing Policy in Nigeria Vis-A-Vis the Un Habitat Global Housing Strategy

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Critical Examination of the Historical Perspective of Housing Policy in Nigeria Vis-A-Vis the Un Habitat Global Housing Strategy CRITICAL EXAMINATION OF THE HISTORICAL PERSPECTIVE OF HOUSING POLICY IN NIGERIA VIS-A-VIS THE UN HABITAT GLOBAL HOUSING STRATEGY. by Oyesode Sogo Abiola in partial fulfilment of the requirements for ARC 915 (Housing and Urban Infrastructure) (Course Lecturer: Prof S.A Daramola) Abstract The 3 basic needs of man are food, clothing and shelter. Among the 3, shelter whose scope has over the years increased to the term housing remains the most relevant on the global scale. Shelter refers only to the building while the concept of housing is inclusive of the quality of the environment in which such a shelter is located and the availability of necessary facilities and infrastructures that will make the shelter worth living in. The concept of housing therefore can tremendously affect human health and well-being of the people. Several efforts have been made by the Nigerian government towards making housing available for all. These efforts have been better redefined by the UN-Habitat for a Better Future through a comprehensive global housing strategy (GHS) framework document which is meant to serve as a guide to ensure all member states develop their National Housing Strategies with an overall goal to support governments of various member states in promoting sustainable urbanisation and adequate housing for all. This research paper shall review the UN-Habitat Global Housing Strategy framework document. It shall also examine the historical trend of housing policy in Nigeria. The aim of this research shall be to determine the level of progress the Federal Government has made in policy making towards achieving the housing goal as documented in the Global Housing Strategy framework document by the United Nations Habitat. The research method shall be a review of previously published related literature. The paper concluded that Nigeria still has a long way to go in formulating a workable housing policy and that the government has a notable role in achieving this goal. Keywords: Housing, Housing Policy, UN-Habitat, Global Housing Strategy 1.0 Introduction Nigeria is currently the fastest urbanizing country in the African continent. One of the most important challenges facing the country is the provision of adequate and affordable housing for her increasing populace. The concept of housing goes beyond just mere shelter. According to Eldredge H.W (1967), housing represents a bundle of goods and services which facilitate and enhance good living; and a key to neighbourhood quality and preservation. Agbola T (1998) also noted that housing is a combination of characteristics which provide a unique home within any neighbourhood; it is an array of economic, social and psychological phenomena. The need for housing is not only one of the basic human necessities, but also an indicator of the standard of living of the populace. It is currently a topical issue that housing has to be comfortable, economical or affordable, reasonably maintainable, as well as architectonically expressive and compliant with the environment (Henilane, 2015a). Housing has been found to play an essential role in economic development of each country, accounting for 10‒20 % of the total economic activity in the country, as well as becoming the biggest fixed asset of households (European Commission, 2005). The problem of housing however appears to be the same all over the world. In Nigeria specifically, both the rural and urban areas have their fair share of the housing challenge. The challenge of housing comes in form of quality in the rural areas with the vast inadequacy of housing obtainable there while in the urban areas, the housing challenge comes in form of the quantity. With the increase rate of Urbanization in Urban Centres, there is always a shortage of housing need for the increasing populace. The shortage of housing is one of the factors responsible for the poor environmental quality across Nigeria. Due to the increasing housing challenges in the country, the national housing policy was promulgated in 1991 in order to propose possible solutions to the housing problems in Nigeria. Before the national housing policy was however promulgated in 1991, various government interventions have been deployed in the past with a view to tackle the housing problems but has proved ineffective. The history of these various interventions starting from the colonial era up to the post second republic period (1984 to 1990) are reviewed below. 2.0 Housing as a Policy A policy is a statement on paper by the government or an establishment as regards the way and manner in which identified problems are to be solved (Sulyman, 2000). To this end, different sectors of the economy have policies that are used in tackling peculiar problems. Hence, the housing policy is a tool that is used in town planning for solving housing problems, and consequently for the achievement of sustainable housing. Town planning itself focuses on spatial arrangement of urban and rural land uses for the purpose of creating orderly, economical, functionally efficient and aesthetically pleasing physical environment for living, working, recreation and circulation (Obateru, 1984). In line with the town planning procedures, the housing policy recognized the fact that inadequate housing constitutes a major problem in Nigeria (see Federal Republic of Nigeria, 1992). Also, Wahab (1993) noted that the inadequacies are both qualitative principally in the rural areas and quantitative in the urban areas. He posited further that the consequences are the formation of poor quality of the environment, as well as depreciation in human health. A housing policy is derived from laws, regulations and administrative practices that can aid the production and delivery of housing. Furthermore, the fundamental principles of freedom, justice, equity, authority, and public interest were taken into consideration in the formulation of the 1991 housing policy. The policy is a measure aimed purposely at solving the housing problems in Nigeria. Like other policies it has its specific goals and how they can be achieved. In this regard, the main goal of the national housing policy is to make decent shelter available and affordable to all Nigerians. The policy addressed fundamental issues like land ownership, housing finance, housing construction and delivery. Above all, housing policy requires a strategy for the enforcement of the purpose of the intended programmes of action. 3.0 Pre 1991 Housing Interventions/Policies in the Past The review of the past housing policies and programs in Nigeria shall focus mainly on four periods of government intervention in housing delivery. These include the colonial, post- independence, second civilian administration and post second republic periods till the present date (Federal Republic of Nigeria, 1991; Achunine, 1993; Olotuah and Bobadoye, 2009). 3.1 Colonial Period (1928-1979) The history of formal intervention into the housing sector in Nigeria began as far back as the then colonial administration. The Lagos Executive Development Board (LEDB) was established after the unfortunate outbreak of the bubonic plaque of 1928 in Lagos. This signifies the ushering of Nigerian public housing programs intervention; which was during the colonial era (Onibukun, 1975; Aribigbola, 2000). The policies are modest with the ultimate aim of addressing the housing problem at a National scale (Omange and Udegbe, 2000). The policy focus then, was on the provision of expatriate quarters (Oni, 1989) and some selected indigenous staff in Rail ways, Marine, Police and Armed forces (Aribigbola, 2000). Summarily, housing policies and activities in Nigeria during this phase of official intervention were mainly centered on the provision of quarters for expatriate staffs as well as selected indigenous staffs in some specialized occupations like railways and police. This situation eventually led to the emergence of Government Residential Areas (GRAs) in Nigeria. The main idea behind the emergence of the GRAs was to replicate a conducive environment for the expatriates similar to the living conditions in their various home countries. Their housing quarters were well planned with all amenities and infrastructures provided such as water, closed sewers, electricity, abundance of open space, recreational areas to ensure a comfortable stay and healthy living. The idea of housing reservation was after wards initiated and implemented in Lagos and in regional and provincial capitals throughout the country. The policy interventions at that period can be summarised into the following: a) Promulgation of legislations to maintain construction standards, planning of housing areas and sanitation. b) Public housing provision through the regional and states housing corporations and Agencies. c) Provision of housing subsidy and rent control. d) Land reform through promulgation of the land use decree of 1978 Other practical efforts made at the time was the construction of senior civil servant quarters in the capital city of Lagos and the regional headquarters like Kaduna. Some form of rent subsidy and housing loans were also made available to the public. The Surulere housing scheme in Lagos, which was established in the late 1950s, was partly designed to provide temporary residential housing for the displaced people from the slum areas of Central Lagos. The scheme however became permanent housing for such families as a result of problems associated with the re-allocation of redeveloped land in Central Lagos (Abiodun, 1985). The need to clear the slums in Lagos gave birth to the Central Lagos Slum Clearance Scheme in 1995, which opened up Apapa and later Victoria Island as high- and low- density areas of Lagos. LEDB served as the main organ for Town planning and housing development. During the period under review the colonial administration established the Nigerian Building Society (a replica of what was obtainable in the British system where mortgage bank is known as building society) (NBS) after the second world war. This is to allow for housing opportunities within both the public and private sectors. However, the NBS remain solely dependent on government funding, as such could not stand the test of time (Bustani, and Kabir.,2010).
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