Factors Influencing Change of Use and Its Attendant Problems: Case Study of Yaya Abatan Ogba, Lagos State

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1 Journal of Emerging Trends in Economics and Management Sciences (JETEMS) 3(6): Scholarlink Research Institute Journals, 2012 (ISSN: jetems.scholarlinkresearch.org Journal of Emerging Trends in Economics and Management Sciences (JETEMS) 3(6): (ISSN: ) Factors Influencing Change of Use and Its Attendant Problems: Case Study of Yaya Abatan Ogba, Lagos State Olayinka Abel Ogungbemi Department of Estate Management, Lagos State Polytechnic, Ikorodu, Lagos, Nigeria. Abstract The rapid pace of urbanization in the third world cities particularly in Nigeria has brought about arbitrary changes in land use which has become evident in most cities to the extent that a piece of land or a building serves many different purposes at the same time thus making it difficult to define a given area as either residential or commercial. This study examined the arbitrary changes of urban residential to commercial uses, such as shopping and light industrial ventures with a view to bringing out salient factors that stimulates change in use and to address same. More so, the study looked at the reasons and effects in terms of problems associated with this change of use in relation to the impact and consequences of uses on the neighbourhood.. The source of data for this study was from primary and secondary source. The primary source was obtained through direct interview, observation and by use of structured questionnaire. While the secondary data was obtained from published materials such as (relevant books, journals etc) and unpublished materials. The data collected was analyzed and presented using tables. The study s major finding was that the property owners responded mainly to demand but the effects of this trend is far reaching. The study concluded by recommending that government should be more proactive in ensuring strict compliance with planning codes. Keywords: land use, change, yaya abatan, commercial, residential INTRODUCTION The rapid pace of urbanization in the third world countries and the Nigerian cities in particular has brought about the transformation of values which are already in existence and more so physical problems which are difficult to manage and one of such consequences of this trend is the physical expansion of cities manifesting both within and outside its administrative jurisdiction. This has further brought about a new beginning to transformation, change and new development processes in the built up urban environment. As a result it can be seen in most cases that a piece of land serves as many purposes at the same time ranging from residential to commercial or industrial which makes it difficult to define clearly the use to which a particular land is put. Hence, one can find a land being used as residential and also commercial such as a shop or office, likewise the setbacks, roadsides and streets have not been left out but have been converted to commercial centres, thereby falling short of their intended purposes. Change of use, is the use of land or buildings thereon for a purpose which is different from that for which the land or building was originally zoned and intended for. Thus, change in use is occasioned by number of factors. Such factors are mostly, economic in nature. At the advance level however, change of use is synonymous with increase in the intensity of use, triggered by increase in demand. 901 As a result of this, if proper check is not put in place, a great threat is been posed to urban economy at large. Particularly, the characteristic feature of the cities such as the natural landscape, road network system and most importantly, housing stock is under great risk. Just as an obstruction of the human circulatory system could lead to the malfunctioning and indeed the paralysis of some parts of the body, (Onokerhoraye & Omuta, 1986) so can a malfunctioning of any of the city elements lead to overwhelming and increasing pressure, imbalances and other disastrous consequences on the growth of the city. However, man who is the originator and a major beneficiary of the growth will not be left out from the consequences of any of its actions that could be hazardous to its ecological system. According to Ajaegbu (1981) and Onibokun (1985), have identified housing as one of the major problems facing the cities of the Third World. Housing is central to human needs and can be regarded as a single most significant need of man after food and clothing as they give privacy, shelter, investment and personal identity. The major cause of housing problems is however the high rate of urbanization with commensurate improvement in uncontrolled and unplanned development. It is evident in Lagos metropolis that the higher the rent charged, the higher the use to which such site or

2 property will be put into. Uncontrollable growth in Lagos metropolis has brought about shortage in housing units resulting into overcrowding, high rent, emergence of slums squatter settlements. Due to the latter, a situation of conflict in the management of land use is most obvious in the metropolis. From the present situation, it is evident that the solutions currently proffered to solve the problems caused by urbanization and uncontrolled urban developments have been fruitless. Planning is not static and if the rate at which development permits are changed is not checked, a situation resulting into urban chaos may occur. Rapid growth has in recent years constituted a major problem facing many cities of the world (Mabogunje, 1986). The magnitude of this problem can be appreciated from the fact that the most impressive phenomenon of 20 th and 21 st centuries has been massive growth of cities. The housing deficit gap has continued to increase in the urban area and if definite measures are not taken to curb this menace, human habitation may be at risk of total invasion for the purpose of highest and best use. However, of major concern and the most threatening is the effect of encroachment of commercial activities into areas zoned to be residential. The Guardian, May 3, 1993, further buttressed the above assertion when it observed that the resultant effect of this trend is the overweighing issue of unauthorized residential conversion, which has further intensified its incursion into the prime residential districts of Victoria Island, Ikoyi, Apapa, Surulere, Ikeja, Yaba, Ilupeju, Anthony Village, Gbagada Estate, and Festac Town. Yaya Abatan corridor in Ifako Ijaiye Local Government Area of Lagos State stands out as an ideal example of a residential environment currently plagued by the unrestrained change of use. An area built for residential use but which has now been taken over by commercial uses ranging from commercial buildings, saloons, hospitals, schools, fashion houses and also offices of various kinds apart from its initial residential uses. One of the major problems caused is that of overcrowding of many activities not envisaged for at the initial stage. Others include: noise pollution, traffic generation and attraction, congestion and pressure on the existing infrastructural facilities. Mostly affected is the functionality and liveability of the environment leading to the reduction in the standard of living of residents in the area. Hence this study seeks to look at the driving forces responsible for change in use in the case study. The paper will spread across four other sections which are Literature review; methodology; data presentation and discussion and lastly, conclusion and recommendation. LITERATURE REVIEW Worldwide, more than half of the population is living in urban areas Lakes and Lautenbach (2008). Specifically, it is estimated that urban population will double by 2050, where urban population will grow from 3.3 billion in 2007 to 6.4 billion in 2050 (United Nations, 2008). Ironically these new urban dwellers will concentrate in cities of developing nations. This population concentration leads to immense impacts on the human-environment system in terms of economic, social, and ecological issues. Facing these challenges is complicated by the high dynamics of urban land use patterns. This has happened in phases first, the advancement of science and technology which midwife the birth of industrialization and then urbanization. Urbanization in turn has caused increase in the population which is the resultant effect of movement of people from locations that have lesser chances of economic survival to locations with higher chances. Rapid growth has in recent years constituted a major problem facing many cities of the world (Mabogunje, 1968). This growth has resulted into competition between the limited resources land, with the ever increasing uses to which it is used. Also, unplanned change of use has implications on the housing situation. This is as a result of the fact that very limited spaces are now left for residential uses as succession by other uses have set in thereby worsening the housing shortage problem. This succession by other uses has brought about shortage in housing facilities for residential purposes. Inhabitants of the residential houses are not left with any other option than to move out in search of other houses. The increasing level of traffic associated with change of use has resulted to problems which the government must use scarce resources to solve. However, the problem of traffic in areas such as Victoria Island, Ikoyi and Ikeja is an unpleasant development which has constituted nuisances and this situation has to be nipped in the bud. If adequate attention is not given to this issue of indiscriminate change of use which lacks approval from the necessary authority, the aim of planning which is to provide a balanced, comfortable and well pleasing environment would have been defeated. A particular land use can change into another land use as a piece of land can change from its natural use as a forest to being used as a farmland before it becomes space to build residential uses thus having a regime of succession of land uses. The theory of invasion succession is based on the principle of which a particular land use invades an area and 902

3 dominates it, thereby succeeding the existing land use. This succession process is preceded by invasion. Invasion is the penetration of one land by another owing to economic, social and cultural deviance between the old and the new which may ultimately lead the invading land use to succeed the old use. Barlowe et al (1954) reported that this phenomenon is usually as a result of the characteristics of land resources to move to uses that offer the highest return for the utilization of net income that can accrue to a parcel of land essentially limited. This is the situation in some areas of the local government under study. Areas like Ijaiye road, Akinwale Street, Kolawole Street, Oredore Street etc which were mainly for residential purposes have given room for the invasion of commercial uses which now has a domineering effect on the old uses i.e. residential uses. The study by Sui and Zeng (2001), Xiao et al. (2006) and Long et al. (2011) also monitor land use changes, identify driving forces and map areas experiencing intense land use transformation. Time after time properties have been developed for particular uses only to be redeveloped within a few months or years for other uses that promise higher net benefit or net return (Barlowe, 1978), Yaya Abata street located in Ifako Ijaiye, Logos has been subjected to different use change right form its inception / creation as a residential area to the present picture of a mixture of residential and commercial area. These changes obviously have dedicated property values and this form the basis of the study. Change in use of land defined by Oluleye, (2006) is any development or use which is different from the use last approved by the planning authority while he described material change in use as the physical alteration of existing zoning conforming structure. One reason why no theory of land use pattern subsists in the long run can be explained using the analysis of the highest and best use which seeks to explain the competition for space among various human activities. Decisions to use land for a particular purpose as well demand for land at various points in time is subject to change. Households and corporate organizations at some point in time may need to expand, thus, either relocating or engage in redevelopment of existing structures. There is also the inevitable process of obsolescence and reconstruction. Due to the diversity of human activities, various land uses exists with a particular land use determined by topography, climate past (and present) social and religious, custom, legislation and legal decisions, demands for goods and services (including varying consumer preferences) and the policy of local and central government in the supply of public utilities and social services (Balchin et al 1995). Also a particular land use can change into another land use as a piece of land can change from its natural as a forest to being used as a farmland before it becomes space to building residential uses thus, having a regime of succession of land uses. This succession process is preceded by invasion Invasion is the penetration of one land use by another owning to economic. Social and cultural deviance between the old and the new which may ultimately lead the invading land use to succeed the old use. This practice of invasion and succession results in the highest and best use of land. In Akure, Fawehinmi (2002) observed that shops and offices compete for space particularly along major transportation routes. For Ghazali (1999) access to transportation, markets, functional utilities and business requirements tends to attract new firm to central areas because of increased cost of doing business out the CBD but as these firms mature, they require more space. This development leads to relocation to low rent areas or causes land use change on form of property conversion to take place. According to Olusina, (2008) the conversation of one use to another is due to non-proper enforcement of the existing planning regulations. However, it could be said that this development is in realization of the principle of highest and best use thus, ascertaining the relevance of the theory. The existing planning laws have struggled to survive in the face of soaring demand for economic activities but because of the inevitable factor of obsolescence of existing buildings which have about the stagnation or depreciation in value, invading prospective economic activities with higher returns succeed existing use and the influence of planning laws thus resulting in property conversion. Finally, though property conversion is a sound economic adjustment that seeks to allocate land to its highest and best use and which identifies issues of rents and property management as reasons for such conversion, it should be regarded as an illegal activity. STUDY AREA AND METHOD OF STUDY Ifako Ijaiye was carved out of Agege Local Government Area. Its headquarters is at Ifako. It is bordered on the west by Alimosho Local government Area, on the east by Ikeja Local Government Area, on the south by Agege Local Government Area and on the north by Ado Odo/Ota Local Government Area of Ogun State. The original settlers of Ifako Ijaiye were predominantly the Egbas and Aworis. The local government area, with the passage of time, 903

4 attained its present cosmopolitan character with immigrants from different parts of Lagos state and indeed not without the entire country moving in to settle. The present status now recognizes the importance of the local government as part of the frontiers of metropolitan spread and sprawl. Yaya Abatan Street is under Ifako Ijaiye local government area, it is linked by streets such as Ijaiye road, Akinwale Street, Thomas Salako street, Oredore street, Kolawole street etc. The area has undergone several changes in use from residential to commercial and industrial uses like hospitals, boutiques, saloon, schools, restaurants, churches, mosques, shopping plazas, supermarket, fast food joints, pharmaceutical shops, business centres etc. The study first adopted the purposive sampling method by identifying buildings that are used for commercial cum residential purposes and also those that are used for commercial purposes as at the time of the field survey but whose original design was residential. While the population for the study comprised both the property owners and also the tenants. The study carefully spotted those properties with the characteristics after which the random sampling method was adopted to select every odd numbers of building marked with the characteristic stated above. A major limitation to this was the problem of the actual population size as at the time of the study which was not available, hence the study adopted all such building identified as having the characteristics set adopted. The questionnaires were distributed by hand to hand to various respondents of the study area and in all 182 questionnaires were retrieved from the 233 questionnaires distributed from tenant and 82 property owners responded. This was considered adequate for the purpose of the study and was thus used for analysis. DATA PRESENTATION AND DISCUSSION This section discusses the result of the analysed data which were gathered from the field. Table 1 sought to know the duration the respondents have stayed in the study area and the result revealed that majority of them have stayed between 0-5 years (54%) while 32% frequency represents those who have resided there for between 6-10 years. Based on this we can deduce that the respondents have stayed in the study area for an appreciable time and this they can comment objectively on the changes that are either or that have taken place over time. Table 2 reveals that the original purpose for which the property they reside is built for. From the results 148 (81.3%) of the sampled properties were built for residential purpose. A further probe shows that only 46 (26.3%) of the sampled properties are still being used for residential purpose. Thus, confirming that actually the properties in the study area have been subjected to conversion over time. This trend is further confirmed when 136(74.7%) of the respondents asserted that the properties are not being used for the original purpose they were built for. See table 3 From table 4, majority of the properties 83(45.6%) are now being used for commercial purpose while 46(25.3%) of the sampled properties are being used for residential purpose. The implication is that the location have gradually become commercialised. This was further asserted as 36(19.8%) noted that the property they occupy is used for both residential and commercial purpose. Based on oral interview conducted by the course of the research, the accommodation used for commercial purpose attracts higher rent and to a large extent default in payment is infinitesimal vis-a-vis the default in payment by those who uses the accommodation for residential purpose. As reflecting in table 6, the nature of conversion that has occurred is mainly additional structure on the plot 82 (45.0%) especially at the front of the house is the form of lock up shops. This is followed by internal modification 67 (36.8%) of the structure which is also majorly done to make the accommodation suitable for commercial use. This is done without any form of approval from the appropriate authorities. Table 8 reveals that conversion has ultimately brought about increase in rent paid by tenants as 131(72%) of the respondents attested to that fact while 9 (4.9%) of respondents were of the view that the conversion have caused decrease in rent. 42(23.1%) of the respondents are indifferent about the effect of the conversion. It is of importance to note that there is a decrease in rent although we know that the property market is experiencing bubbles. These bubbles however, usually occur in prime locations where values are high due to high demand. This therefore calls for further studies to ascertain the likely cause of this rent behaviour in the study area, although it is infinitesimal. However, on a general note, real estate is viewed as that asset class that hedges against inflation and the import of that is that property value (whether rental or capital) will continue to grow steadily regardless of the type, classification and use to which the property is been put into. A total number of 82 property owners also responded to specific questions in the course of the field work bothering mainly on the key factors that inspired them to convert their property from residential to commercial use. Table 9 summarizes the mean score of the seven factors that were enumerated in study. From the table, increase in demand for commercial properties is the major stimulating factor that made them to change the use of their property with a mean score of This is closely followed by increase in 904

5 commercial activities with a mean score of These two factors closely tie together as increase in demand for commercial property would only have triggered increase in commercial activities in any given location. The 3 rd factor responsible for conversion with a mean score of 3.88, is meeting up with trend. As most of the property owners within that neighbourhood have changed the use of their property from residential to commercial, others feel left out and in a bid to stay competitive, they follow the trend. A striking revelation is the fact that most of them seem not to change the use of their property due to the need to optimize investment return or to meet up with current economic reality as these two factors are ranked 4 th (3.83) and 5 th (3.09) respectively. The question that would then be asked would be the level of awareness or academic qualification of the responding property owners. Coming last is the increase in family size which invariably would make the property owners shoulder more responsibilities in the family. This is the least of their reason with a mean ranking of The major pick from this results based on the landlord s perspective, is the fact that they mainly react to demand. And following economic principles, the higher the demand, the higher the price which has an inverse relationship with supply. The last set of data is presented in table 10 which spells out the effect of conversion on the neighbourhood. Chief amongst the factors is the noise pollution caused by the conversion with a mean score of This is followed by high crime rate (3.93) and then high population (3.92). Coming fourth is traffic congestion (3.81), poor road (3.67); poor drainage (3.41) and epileptic power supply came last in the ranking. The effect of this conversion follows a particular sequence from the above and it is quite clear why epileptic power supply is the least of the problem as Nigerians have learnt to generate their own electricity supply. Hence this is not seen as a problem. CONCLUSION From the field survey, it has been established that there is unguided conversion of properties from what was originally approved to another use especially from residential use to commercial. This obviously comes with its attendant risks and shortcomings. It is pertinent to note that the reasons adduced by the property owners as being the motivating factor behind their actions is solely based on speculation as it concerns demand for commercial property as against residential property. In the real sense of investment, and land-use economics, land is meant to be put into its highest and best use on the one hand and also suppliers of properties are also meant to take into cognisance the law of complimentarity of use especially as it concerns commercial property. The responding Landlords are however not aware of this but they just followed trend of happenings within the neighbourhood. With more people coming into Lagos to seek for greener pasture, there would continue to be pressure on limited supply of properties in the metropolis which already have a shortfall running into millions of unit and property owners would naturally incline towards the use that commands a better return for their investment. Therefore, if the government fails at strict enforcement of planning and building codes, other settlements would become commercialised like Yaya Abatan. As earlier stated, we have seen a trend of this nature occur in Victoria Island, Obalende in Ikoyi, Surulere and some parts of Ikeja. As noted by Evans (2004) when there is proper planning, it would reflect in zoning and conservation and eventual density control of neighbourhoods. But when this is absent, the neighbourhood deteriorates and there might be breakdown of law and order in such locations. While this study have looked at a particular location in metropolitan Lagos, its outcome is also instructive in the larger Lagos as the trend of happenings may not be different in other locations in the metropolis. This study no doubt contributes in no small measure to the growing concern in landuse change especially as it has to do with developing nations. Therefore, government should use the powers she have within the ambit of the law to control types of developments that occurs in order for her to also meet up planning provisions in terms of infrastructure and basic amenities for neighbourhood. Tables Table 1: How long have your stayed in property 0-5 years years years years and above Table 2: Original purpose of property Residential Commercial Residential Cum Commercial Others - - Table 3: Is it still used for it? Yes No Table 4: Current use of property Residential Commercial Residential Cum Commercial Others

6 Table 5: Approval of conversion Yes No Table 6: Nature of conversion Additional floors Additional structure on plot Internal modification Complete renovation Table 7: Rent Review Half yearly - Yearly 75 Bi annually 72 Others Table 8: What is the effect conversion on Rent Increase in rent Decrease in rent Indifferent Table 9: Factors responsible for conversion from landlords perspective Frequency Mean Rank Need to upgrade property th Meeting up with current economic reality th Optimizing investment th return Increase in demand for st commercial properties Increase in family size th Increase in commercial nd activities Meeting up with trend rd Table 10: Factors responsible for conversion Frequency Mean Rank Traffic Congestion th Poor road th Epileptic power th supply Poor drainage th High crime rate nd High population rd House pollution st Dewier, D.J. (1978): People and Housing in Third World Cities Perspectives on the Problems of Spontaneous Statements: London: Published by Longman. Evans, A.W. (2004). Economics and Land Use Planning.Oxford, UK, Blackwell Fawehinmi, A. (2002): Property Conversion In Nigeria, The Case Of Akure.The Lagos Journal of Development Studies, Vol. 4, No. 1. pp Ghazali, S. (1999). Socio-Economic Changes in the Peri Urban Villages in Penang, Malaysia. Unpublished PhD Thesis, University of Leeds, Leeds. Long, Y., Shen, Z. & Mao, Q. (2011). A urban containment planning support system for Beijing. Computers, Environment and Urban Systems. 35 (4), Mabogunje, A. (1968): Urbanization in Nigeria.University of London: Press Ltd. Olusina, J.O. (2008). Modelling traffic congestion using Analytic Hierarchy Process in a Geomatics Environment. A case study of Lagos state. Being a PhD Thesis submitted to the Dept of Surveying and Geoinformatics, University of Lagos. Onibokun, P. (1985): Urbanization in The Emerging Nations: A Challenge For Pragmatic Comprehensive Regional Planning in P. Onibokun (Ed) Housing in Nigeria (A book of Reading). pp Onorkerhoraye, A. and Omuta, G.E.D (1986): Urban Systems and Planning (Benin) Geography and planning series. Sui, D. Z. & Zeng, H. (2001). Modelling the dynamics of landscape structure in Asia s emerging desakota regions: A case study in Shenzen. Landscape and Urban Planning. 53, REFERENCES Ajaegbu, H.I. (1981). Trends in Urban Problems in Nigeria; The case of Jos city; The Nigerian Journal of Development Studies;NIDS Vol. 1 No. 2 pp 65 Barlowe,R. (1978):Land Resources Economics, The Economics of Real Estate. England: Prentice. Hall, Inc. 906