Defining Affordable Housing in Nigeria. v2.2.sg01.07.16

Defining Affordable Housing in Nigeria. v2.2.sg01.07.16

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  FEDERAL MINISTRY OFPOWER WORKS & HOUSING NATIONAL SUMMIT ON AFFORDABLE HOUSING Presentation On By Simon Gusah MPIA, ANIA CSIS, ABU Visiting Researcher Tuesday 28th June, 2016 Ahmadu Bello University Centre for Spatial Information Sciences CSIS v2.2 Supported by:
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  Introduction Structure of thePresentation CONTENTS 1. Introduction Background/Context 2. Problem Statement Demographic Dividend or Disaster? 3. Case Study: Hayin Danyaro, Zaria Spontaneous Urbanisation in Action 4. Challenge as Change Opportunity A Resilience Urban Planning Approach 5. Land for Affordable Housing Implications for Practice & Policy 6. Conclusions & Recommendations i) Embracing the Informal ii) Enabling Local Land Markets iii) Defining ‘Affordable’ Housing in Nigeria v2.2 ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  ENABLING LOCAL LANDMARKETS ABU Zaria CSIS Introduction - Background/Context AHS2016: What should be our focus? VERY-HIGH > N15m p.a. HIGH MIDDLE LOW VERY-LOW < N600k p.a. Housing Market Income Segmentation (Adapted from Richard Esin, MD/CEO FMBN). [This graphic is illustrative, not factual %ages; intended to demonstrate housing needs & inequalities] ‘Nominal’ Segmentation ‘Proportionate’ Segmentation AHS Target Group? v2.2 1%? 3%? 6%? 10%? 80%? [i.e. this model names the segments] [This model illustrates population weighting]
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  Introduction Problem Statement (I) Basemap:Max Lock Centre, University of Westminster (2011) Desert Encroachment, Water Shortage Sea Level Rise N 0 5Km SAMARU-UNIVERSITY SABON GARI GRA & CBD OLD WALLED CITY TUDUN WADA v2.2 Map: CSIS, ABU Zaria (2016) “Climate Change + Urban Expansion” ZUA, defined by Urquhart (1977), covers 157.8 sq Km Built up footprint of Zaria, 1975, 41.2 sq. Km (26.1%). 2013 built up footprint x2 to 86.1 sq. Km (54.6%). The city’s expansion has almost all been unplanned urban sprawl due to population growth. ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Introduction Problem Statement (II) YEARPopulation Median Age Rural/ Urban Split Formal/ Informal Urban? 1965 50, 238,570 18.9 80-20% ? 1990 95,617,350 17.5 65-35% ? 2015 183,523,432 17.7 48-52% ~80% 2040 350,720,062 19.8 34-66% ?60% 2050 440,355,062 21.4 29-71% ?50% Data Source: UN Department of Economic & Social Affairs, Population Division – World Population Prospects 2012 Revision (Medium Fertility Variant) http://www.un.org/en/development/desa/population/theme/trends/index.shtml v2.2 “Nigeria’s Population Doubles in Size Every 25 Years, as it Urbanises” ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Problematizing Our PopulationPotential (POPP!) A Demographic-Dividend or Disaster? v2.2 Food for Thought: Nigeria’s Population has Doubled, TWICE (+300%) in my 50-year life Date of Photo 1969 Date of Presentation 2016 ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria A Nigerian Urban Village at Work (I) v2.2 Only bridge across gully Military/ Farm Land Hayin Dogo Community IDC (Industrial Development Centre) N Map Source: Max Lock Centre (2011) ZARIA N Nigeria’s Major Urban Centres Hayin Danyaro is an urban community of almost 300 occupied compounds (approx. 1,500 pop.) in the Samaru area of Zaria (pop. approx. 1m) in Nigeria. It has spontaneously grown out of the expansion of the Samaru- University district. Zaria is the second largest urban area of Kaduna State, after the capital city of Kaduna. Hayin Danyaro is typical of the spontaneous (informal) urban growth taking place on Nigeria’s urban fringes. Case Study Location: Approximately 260 Kms north of Nigeria’s capital city, Abuja. LAGOS ABUJA ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria Background Research by Prof. A. Ahmed v2.2 ENABLING SLUM UPGRADING: THE TRIPLE THERAPY APPROACH IN THE HAYIN DANYARO COMMUNITY BASED PROJECT, SAMARU – ZARIA. Being a presentation at the round table on innovative policies, experiences and perspectives made at the National Housing and Slum Summit under the theme “Developing a National strategy for Mass Housing Delivery and slum upgrading”, organized by the Federal Ministry of Lands, Housing and Urban Development in collaboration with the Federal Housing Authority and the Federal Mortgage Bank of Nigeria held between 21st – 23rd October, 2013 at the Transcorp Hilton Hotel, Abuja. By Dr. A. Ahmed FNITP Coordinator, Center for Spatial Information Sciences, Department of Urban and Regional Planning ABU Zaria-Nigeria. ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria Background Research by Prof. A. Ahmed v2.2 “Slums occur within socio-spatial and economic settings, and eliminating them can become wishful thinking without interfacing social, economic and spatial policies”. Spatial (Environment) Liveable Social EconomicEquitable Viable Sustainable Development ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria Background Research by Prof. A. Ahmed v2.2 PARTICIPATORY FRAMEWORK FOR THE SCHEME Hayin Danyaro CBO Academia (ABU) Corporate Banks, etc Professional Groups NITP, NIA, etc State and Local Governments Other institutions, Military, railway etc ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria Background Research by Prof. A. Ahmed v2.2 CONCLUSION The triple therapy approach rests on the following arguments: a. Slums are indicators of shortcomings in the economy. b. Mere physical removal of slums equates to treatment of symptoms rather than causes. c. Responsive economic policies needed to empower households to own and maintain homes. d. Helping households with formal titles to use as collateral is basic argument. But most families lack knowledge and skills to negotiate land rights or package investment proposals. ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria A Nigerian Urban Village at Work (II) v2.2 CSIS Supported HANDY Access Laneway Project 3m wide ‘rat-run’ to be Expanded to 8m HANDY Access Laneway Proposed site for Community Market “Urban Acupuncture” (Jaime Lerner 2014) Small-scale, targeted urban interventions, which release embedded social and economic energies. ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Case Study: HayinDanyaro, Zaria A Nigerian Urban Village at Work (III) v2.2 Hayin Danyaro (Adjusted) Land Purchase Price Matrix (1969 to 2011) ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Challenges as ChangeOpportunities A Resilience Urban Planning Approach v2.2 Resilience: A General Definition “Resilience is the capacity of a social-ecological system (SES) to absorb or withstand perturbations and other stressors such that the system remains within the same regime, essentially maintaining its structure and functions. It describes the degree to which the system is capable of self-organization, learning & adaptation Source: The Resilience Alliance. http://www.resalliance.org/index.php/resilience ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Challenges as ChangeOpportunities Implications for Practice & Policy v2.2 Adapting to Challenges: Changing to fit with local limitations/realities. Informal Economy Dominant Most daily transactions take place out of sight/reach of ‘government’ Lack of Basic Service Capacity SWM, Traffic Management, Utilities, Public Transport No City-level Administration City Administration & services divided between State and LGAs No Detailed Record-keeping Ad-hoc Management; No Learning, Data, KPIs – no consistent framework Problems/Limitations Opportunities/Strategies Learn from Local Systems Networks & Operations. Attune Government to ‘Peoples’ informal ways Government should Limit Scope of services, focus on core/basics; i.e. Revenue Generation & Maintenance Governor can Exercise Right Land Use Act: Designate Urban Areas and create appropriate City Structure Engage Local (Community) Leaders Mai Unguwa etc. collect local data, for upward official collation & analysis ENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Conclusions & Recommendations DefiningHousing ‘Affordability’ (I) v2.2 1. Embracing the Informal ENABLING LOCAL LAND MARKETS ABU Zaria CSIS Embracing the Informal ‘Market’  Most Nigerians, most of the time, can and do live and operate outside of the government’s knowledge or influence.  The (informal) ‘market’ finds solutions for most of the daily challenges of life (education, health, transport, water, electricity etc.) and this dynamic should be nurtured & adapted, not crushed.  Formal solutions should only be employed if/when they produce better outcomes, not normatively or unreflectively imposed from top-down. Recommendation 1: Informal Market Reform Government should Embrace the Informal; Lead or Follow; Always Seek Accommodation.
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  Conclusions & Recommendations DefiningHousing ‘Affordability’ (II) v2.2 2. Enabling Local Land Markets Government the Great Enabler The Post-’National Cake’ Era Demands a Paradigm-Shift from Government as ‘The Great Provider’ towards Government as ‘The Great Enabler’ Trust ‘The People’ Development has been defined as: ‘Catching People Doing Something Right’ Level Playing Field If all Cities have a ‘100% C of O’ Policy, the Land Market will WORK ENABLING LOCAL LAND MARKETS ABU Zaria CSIS Government’s Role: Changing From ‘Great Provider’ To ‘Great Enabler’ GOVERNANCE REDEFINED Recommendation 2: Enablement Strategy Trust the People, Manage the Market; Least-Cost, Least-Intervention Approach
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  Conclusions & Recommendations DefiningHousing ‘Affordability’ (III) v2.2 3. Defining ‘Affordable’ Housing in the Nigerian Context ’Affordability’ is Contextual Each Segment of the Housing Market has its own Threshold and Definition. Land ‘Allocation’ Distorts Markets Government Intervention and Eminent Domain should be Minimal/Necessary Top-Down or Bottom-Up? No. Both. Drive DOWN a Formal/Institutional approach, whilst Capacity-Building UP Housing Reflects Wider Economy Housing, Affordable or Otherwise, does not Operate Independently of Economy ENABLING LOCAL LAND MARKETS ABU Zaria CSIS So, What is Affordable Housing In the Nigerian Context? IT DEPENDS! Recommendation 3: Context-Dependent We should take a Case-by-Case Approach; Tackle Issues Relevant to each Segment.
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  Thanks for yourattention! Simon Gusah MPIA, ANIA Visiting Researcher/Urban Planner Centre for Spatial Information Sciences (CSIS) Department of Urban & Regional Planning Ahmadu Bello University, Zaria NIGERIA E: [email protected] M: +234 803053 6818 Principal Researcher: Prof Adamu Ahmed v2.2 ENABLING LOCAL LAND MARKETS ABU Zaria CSISENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Reading List & Bibliography ABU,(1989) A History of Ahmadu Bello University 1962-1987, published by Ahmadu Bello University, printed by Ahmadu Bello University Press Limited, Zaria, Nigeria. Adedeji, D., S. & Olufemi, A. (2004) Planning policies and affordable housing in Nigeria – an analysis of Abuja master-plan scheme and the re- validation of certificate of occupancy. [Available at: http://www.york.ac.uk/inst/chp/hsa/. Accessed 30th November, 2015] Agbola, T. (1990a) Affordability and cost-recovery in shelter projects: The case of Nigeria. Third World Planning Review, 12 (1): 59-74. Agunbiade M, Abbas R, and Bennett R, (2013) Modes of housing production in developing countries: the contemporary role of land, labour, and capital in Lagos, Nigeria. Journal of Housing and the Built Environment 28.2 (2013): 363-379. Ahmed A, and Kaltho JB, (1997) Are Military Uses of Land Sacrosanct? Defence Studies. Journal of the Nigerian Defence Academy. Vol 7 (July 1997), pp 74-84. Kaduna, Nigeria. Aina TA, (1989) Many routes enter the market place: housing submarkets for the urban poor in Metropolitan Lagos, Nigeria. Environment and Urbanization 1.2 (1989): 38-49. Aribigbola, A. (2006) Housing affordability as a factor in the creation of sustainable environment in developing world: The example of Akure, Nigeria. [Available at: http://faculty.ksu.edu.sa/hs/JIUFEX 200Papers/HOUSING AFFORDABILITY. Accessed 30th November, 2015] Bernstein R, (1983) Beyond objectivism and relativism: Science, hermeneutics, and praxis. Philadelphia: University of Pennsylvania Press. Birks M, and Mills J, (2011) Grounded Theory: A Practical Guide, SAGE Publications. Blitzer S, Hardoy JE and Satterthwaite D. (1981). Shelter: people's needs and government response. Ekistics, 48(286), 4–13. Bloch R, Makarem N, Yunusa M, Papachristodoulou N, and Crighton, M (2015) Economic Development in Urban Nigeria. Urbanisation Research Nigeria (URN) Research Report. London: ICF International. [Available at: http://urn.icfwebservices.com/. Accessed 20th November, 2015] Boléat M and Walley S, (2008) Nigeria Financial System Strategy 2020. Housing Finance. [online] First Initiative. Strengthening Financial Sectors. Available at: http://www.boleat.com/materials/nigerian_financial_system_strategy_2020.pdf. Accessed 20th November 2015]. Bryant A, and Charmaz K, (2007) Grounded theory research: methods and practices. In A. Bryant & K. Charmaz (Eds.) “The Sage handbook of grounded theory”, pp. 1-28. Sage. v2.2 ENABLING LOCAL LAND MARKETS ABU Zaria CSISENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Reading List & Bibliography BununuYA, Ahmed A and Kaita FU, (2013) GIS in Urban Renewal: Lessons from a Case Study. Lagos Journal of Geo-Information Sciences (LJGIS), University of Lagos, Nigeria Vol. 2:1 [Available at: http://www.researchgate.net/Yakubu_Bununu/. Accessed 20th August, 2015] Burgess R, (1978) Petty commodity housing or dweller control? A critique of John Turner's views on housing policy. World Development 6.9 (1978): 1105-1133. Charmaz K, (2000) Grounded theory: Objectivist and constructivist methods. In N. Denzin & Y. Lincoln (Eds.), “Handbook of qualitative research” (2nd ed., pp. 509-535). Thousand Oaks, CA: Sage. Charmaz K, (2006) Constructing Grounded theory: A Practical Guide Through Qualitative Analysis, Sage Publications, London. Chatterjee, L. (1979) Analysis of affordability of housing in Nigeria. Dept. Of Geog., Boston Univ., Boston, October, 1979. Working Paper No. 2, Department of Geography, Boston University. Chatterjee, L. (Ed.) (1980) Analysis of affordability of housing in Nigeria: Application and methods. Dovey K, (2012) Informal urbanism and complex adaptive assemblage. International Development Planning Review, 34(4), 2012: 349-367. Gan Q, and Hill RJ, (2009) Measuring housing affordability: Looking beyond the median. Journal of Housing Economics 18.2 (2009): 115-125. Gilbert A, (2000) Housing in Third World cities: the critical issues. Geography 145-155. Glaser BG, (2014) Choosing grounded theory. The Grounded Theory Review 13.2: 3-19. Glaser BG, & Strauss AL, (1967) The discovery of grounded theory: Strategies for qualitative inquiry, Aldin, Chicago. Guba E, & Lincoln Y, (1994) Competing paradigms in qualitative research. In N. Denzin & Y. Lincoln (Eds.), “Handbook of qualitative research” (pp. 105-117). London: Sage. Hulchanski JD, (1995). The concept of housing affordability: Six contemporary uses of the housing expenditure‐to‐income ratio. Housing Studies, 10(4), 471-491. IPCR, (2013) Perspectives on Traditional African and Chinese Methods of Conflict Resolution, JHP Golwa (Ed.), Institute for Peace and Conflict Resolution, Abuja, Nigeria. [Available at: http://www.ipcr.gov.ng/perspectives.pdf. Accessed 28th December, 2015] Kasper DVS, (2008) Redefining community in the ecovillage. Human Ecology Review 15.1: 12-24. Katz J, (2001) From how to why: on luminous description and casual inference in ethnography (Part 1), Ethnography, 2(4), pp. 443-73. v2.2 ENABLING LOCAL LAND MARKETS ABU Zaria CSISENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Reading List & Bibliography KDSG(1986) White Paper: On the Report of the Committee Investigating the Payment of Compensation for Basawa Village, Zaria, Kaduna State of Nigeria. Printed by the Government Printer, Kaduna, Nigeria. Kessides C, (2007) The urban transition in Sub-Saharan Africa: challenges and opportunities. Environment and Planning C 25.4 (2007): 466. Lempert BL, (2007) Asking Questions of the Data: Memo Writing in the Grounded Theory Tradition. In A. Bryant & K. Charmaz (Eds.) “The Sage handbook of grounded theory”, pp. 245-264. Sage. Lloyd-Jones T, et al., (2014) The informal housing development process in Nigeria: the case of Kaduna, Project Report. MLC Press, London. [Available at: http://westminsterresearch.wmin.ac.uk/14567/. Accessed 20th September, 2015] Lowder, S, (1993) The Limitations of Planned Land Development for Low-income Housing in Third World Cities, Urban Studies 30.7 (1993): 1241-1255. Mabogunje AL, (1969) Urbanization in Nigeria, Holmes & Meier Publishing. Marx C, (2007) Do informal land markets work for poor people? An assessment of three metropolitan cities in South Africa. Urban Landmark. [Available at: http://www.urbanlandmark.org.za/. Accessed 24th November, 2015] Mills J, Bonner A, and Francis K, (2008) The development of constructivist grounded theory. International journal of qualitative methods 5.1: 25-35. MLCN, (2015) Kaduna: 1967-2010-2050, The Master Plan Revised 2010, MLC Press, University of Westminster, London. Ndubueze OJ, (2009) Urban housing affordability and housing policy dilemmas in Nigeria. PhD Dissertation, University of Birmingham. ODI (2009) Research Tools: Focus Group Discussion. Overseas Development Institute (ODI). [Available at: http://www.odi.org/sites/odi.org.uk/files/odi-assets/publications-opinion-files/7074.pdf. Accessed 19th December, 2015] Onibokun AG, (1985) Housing in Nigeria: A Book of Readings. Nigerian Institute of Social and Economic Research (NISER), Ibadan, Nigeria. Onyike J A, (2007) An assessment of the affordability of public housing by public servants in Owerri, Nigeria. Journal of Land Use and Development Studies, 3 (1): 21-34. Oyedele E, (1989) History of Samaru and Environs up to 1987, Chapter Four in “A History of Ahmadu Bello University 1962-1987”, Ahmadu Bello University Press, Zaria, Nigeria. v2.2 ENABLING LOCAL LAND MARKETS ABU Zaria CSISENABLING LOCAL LAND MARKETS ABU Zaria CSIS
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  Reading List & Bibliography PerlmanJE, (1975) Rio's Favelas and the Myth of Marginality. Politics & Society 5.2: 131-160. Portes A, (1972) Rationality in the slum: an essay on interpretive sociology. Comparative Studies in Society and History 14.03: 268-286. Portes A, Castells M, and Benton LA, eds. (1989) The informal economy: Studies in advanced and less developed countries. Baltimore: Johns Hopkins University Press. Pugh C, (1994) Housing policy development in developing countries: the World Bank and internationalization, 1972–1993. Cities 11.3 (1994): 159-180. Rakodi C, (1992) Housing markets in Third World cities: Research and policy into the 1990s. World Development 20.1 (1992): 39-55. RESPECT, (2004) RESPECT Code of Practice for Socio-Economic Research, produced for the RESPECT Project by the Institute for Employment Studies, Brighton, UK. [Available at: http://www.respectproject.org/code/respect_code.pdf. Accessed on 21st December, 2015] Stolper WF, (1966) Planning Without Facts: Lessons in Resource Allocation from Nigeria's Development. Harvard University Press. Tacoli C, (2008) Links between rural and urban development in Africa and Asia, in “United Nations Expert Group Meeting on Population Distribution, Urbanization, Internal Migration and Development, New York 21-23 January 2008”, pp 171-184. UN Department of Economic and Social Affairs (DESA). [Available at: http://www.un.org/en/development/desa/population/ . Accessed on 15th April, 2016]. Turner JFC, and Fichter R, eds. (1972) Freedom to build: dweller control of the housing process. Macmillan. Turner JFC, (1977) Housing by people: Towards autonomy in building environments. New York: Pantheon Books. UN DESA, (2012) World Population Prospects, 2012 Revision. United Nations Department of Economic and Social Affairs, World Population Division. [Available at: http://esa.un.org/unpd/wpp/Publications/. Accessed 20th November, 2015] UN Habitat, (2003/2010) The Challenge of Slums: Global Report on Human Settlements (GRHS), published by UN Habitat in 2003, revised 2010. [Available at: http://unhabitat.org/wp-content/. Accessed 30th November, 2015] Urquhart AW, (1977) Planned urban landscapes of Northern Nigeria: a case study of Zaria. Ahmadu Bello University Press, Zaria, Nigeria. Whitaker Jr. CS (2015), The Politics of Tradition: Continuity and Change in Northern Nigeria, 1946-1966. Princeton University Press. World Bank, (2015) Stocktaking of the Housing Sector in Sub-Saharan Africa, published by the World Bank, Washington DC. [Available at: http://www.worldbank.org/content/dam/Worldbank/. Accessed 26th December, 2015] v2.2 ENABLING LOCAL LAND MARKETS ABU Zaria CSISENABLING LOCAL LAND MARKETS ABU Zaria CSIS