International Journal of Innovative Research and Advanced Studies (IJIRAS) Volume 5 Issue 1, January 2018 ISSN:

Transcription

1 Spaial Variaion Of Commercial Land Use Renal Value In Souhern Calabar, Cross River Sae, Nigeria A Quaniaive Judgmen For Planning Inervenion Offiong, Vicor Eyo LLB, MSc, PhD, Building/Planning Law, Legal Uni, Deparmen of Urban and Regional Planning, CRUTECH, Nigeria Uzoezie, Arinze Desiny Deparmen of Geography and Environmenal Science Planning, Universiy of Calabar, Nigeria Umoh, Raphael John Deparmen of Urban and Regional Planning, CRUTECH, Nigeria Absrac: A ypical problem in he disribuion paern of commercial land use in Souhern Calabar is he incidence of vehicular congesion in some locaions of he own This of course flows from he movemen of people from he peripherals o he Cenral Business Areas wih he aended consequences for increase in populaion and hike in renal values and cos of living generally This sudy was anchored on he analysis of he paern of commercial Land use in Souhern Calabar I aimed a assessing differences in renal value of commercial Land use in Souhern Calabar To guide his sudy, a hypohesis was formulaed o examine he variaion in commercial Land use renal value in he sudy area and lieraures were reviewed in accordance wih he variable under invesigaion Daa sources included primary and secondary sources A survey research design was adoped and informaion capured in he quesionnaires and checkliss were obained in line wih he se objecive SPSS version 110 was used o run he ANOVA analysis, a a level of significance of The resuls of he ANOVA showed ha a degree of freedom 79 and a level of significance, a calculaed F value of 1489 was generaed, greaer han he criical value of, hence, giving he researchers he power of acceping he alernaive hypohesis ha here exiss a significan variaion in he locaion paern of he commercial land use renal value in Souhern Calabar The researchers recommended herefore ha neighbourhood shopping faciliies should be provided in locaions wih inadequae commercial faciliies in he sudy area and he need for planning inervenion in he commercial land use locaion should be encouraged Governmen and oher sakeholders should effecively monior commercial land use aciviies in he areas, and if he aesheics of Souhern Calabar mus be susained, a comprehensive and revised maser plan for he area should be prepared and implemened o guide fuure developmen in he area Keywords: Commercial Land Use, Transporaion, Renal Value, Socio-Economic, Town Planning, Quaniaive Judgmen, Planning Inervenion I INTRODUCTION Commercial Land use is one of he mos imporan land uses necessary in any human selemen seing Is significance in our residenial neighbourhood is ied o is abiliy o generae revenue for economic growh and social developmen Bu he quesion is, are hese commercial land use evenly disribued and how does his disribuion affec renal value of he lands, in order o achieve he needed economic growh Page 2

2 Despie he enormous sensiizaion of he relevance of land use planning and mainenance of orderliness in he ciy physical arefacs in Nigeria, here have sill been gross cases of physical disorder and unsusainabiliy in urban areas, which is a direc manifesaion of he failure of land use planning, Obo, (24) I is imporan for urban planner in various Saes of Nigeria paricularly Cross River Sae and Calabar Souh under consideraion, o acknowledge and include cerain aspecs of urban developmen ino he land use allocaion process and device specific ools of adminisering or managing hem is of significan imporance Furhermore, issues affecing locaion of commercial land use paern have been growing enormously and receiving keen aenions, as locaional, paern of commercial land use affec he renal value of land in he sudy area and also conribue o raffic congesion in areas where hese lands are locaed due o he unavailabiliy of parking space for cusomers Examples of hese shopping cenres include: Wa, Mbukpa, Goldie, Bed well, Vicor Akan, Edibe Edibe, Lagos sree ec all in a mixed Commercial and Residenial land no originally so planned I was agains his backdrop ha, his sudy was se ou o analyse he spaial variaion of renal value of land use paerns in he sudy area and o proffer soluions which are policy oriened o checkmae he prevailing problems MAP OF NIGERIA SHOWING CROSS RIVER STATE Source: Office of Surveyor- General Minisry of Lands & Housing Figure 1: Map Of Nigeria Showing Cross River Sae A STUDY AREA II MATERIAL AND METHOD The sudy area is Calabar Souh Local Governmen Area in Cross River Sae of Nigeria, locaed in he Souhern Senaorial disric, wih is Headquarers in Ananigha The sudy area has a populaion of 299,67 (NPC, 20) Calabar souh lies beween laiude ꞌ and 4 0 8ꞌ Norh of he equaor and longiudes 8 0 ꞌ and ꞌ Eas of he Greenwich meridian, wih an approximae land mass of 264 km 2 I is bounded by Calabar Municipaliy in he norh; is souhern shores are bounded by he Alanic Ocean, Akpabuyo in he eas and in he wes by Odukpani Local Governmen Area and Akwa Ibom Sae as eviden in he Map depiced in figure xx The sudy area, according o he Koppen classificaion has a semi-equaorial (monsoonal) climae wih normal heavy down pours, wih wo seasonal periods, which are: he rainy and dry season I has an annual rainfall ranging from 2mm o 3mm The variaion in he inensiy and reliabiliy of rainfall coupled wih high emperaure hroughou he year affec he influx of visiors o he area The emperaure varies beween 26 0 c o 33 0 c Source: Office of Surveyor- General Minisry of Lands & Housing Calabar Figure 2: Map of Cross River Sae showing Calabar Souh LGA Sample s Source: Office of Surveyor- General Minisry of Lands & Housing Calabar Figure: 3 Map Of Calabar Souh Local Governmen Area Page 3

3 B RESEARCH DESIGN In conducing his sudy, he researchers adoped survey research design o enhance he effecive realizaion of he se goal The researchers had employed he survey research because i involved he collecion of daa o accuraely and objecively analyse he exising commercial land use as well as heir locaion paern in he sudy area Besides, he survey research design was seleced because he sudy involved boh large and small populaion, he disribuion and inerrelaion beween variables under invesigaion (commercial land use locaion paern and renal value of commercial land use) The survey research depended basically on he quesionnaires, sie observaion, checklis and oral inerview as insrumen for daa collecion C SAMPLE TECHNIQUE To verify he hypoheses for his research, he sudy area was divided ino eigh (8) secors; ha is secor I o VIII for convenience of researchers operaions Afer which, hey employed random sampling echniques in quesionnaire adminisraion in residenial areas where his reail oule are siuaed while he sraified sampling echnique was adoped wih checklis o inerview he managemen of he exising commercial oules and auhoriies in he minisry of inernal revenue in he sudy area However, based on he qualiy principle, four hundred (4) copies of quesionnaire were adminisered o operaors and cusomers each of he eigh (8) secors of he sudy area as demarcaed by he researcher o conduc a proper sudy deermine choice of commercial land use locaion paern wih commercial land use secors among ohers were equally capured on he checklis as source from he managemen of commercial land use and minisry of inernal revenue Calabar Cross River Sae Oral inerview was conduced in he cause of daa collecion This enabled he researchers o have a face o face ineracion wih he managemen working in he various exising commercial land use oules A oal of 4 quesionnaires were adminisered o 4 respondens in he sudy area F STATISTICAL TECHNIQUES In order o have reliable findings, resuls and conclusion, saisical measures such as ables, chars and percenages were analysed, summarised and inerpreed wih he primary daa colleced from he field Graphs were equally employed o demonsrae he various ren paid per year, sale in he commercial land use secor ec of Souhern Calabar To his effec, he Analysis of Variance (ANOVA) using he saisical package for social sciences (SPSS) version 110 was used o es he null hypoheses (Ho) which said There is no significan difference in he locaion paern of commercial land use wih renal value of commercial land use secor in Calabar souh The equaion below is an ANOVA formula for compuing he F raio F= beween group variance Wihin group variance D TYPES AND SOURCES OF DATA The researchers employed boh primary and secondary daa in his sudy The primary daa include: Oral Inerview, Sie Observaion and Quesionnaire while he secondary daa employed in he sudy were acquired from exbooks maerials, inerne like journals, magazines, newspapers, he populaion of he sudy area was obained from he naional populaion commission (NPC) and he hard copy maps were obained from he Office of he Surveyor-General minisry of Lands and Housing Calabar Cross River Sae E PROCEDURES FOR DATA COLLECTION The researchers used quesionnaire survey mehod in he daa collecion Meanwhile; he quesionnaire was in four (4) secions A, B, C and D " informaion on he bio daa, such as heir, sex, marial saus among ohers were capured in secion A of he quesionnaire Also, informaion on he socio-economic saus of he people such as level of income per monh, educaion qualificaion, occupaion ec was capured in secion B of he quesionnaire Furhermore, informaion such as locaion of land use commercial paern and ohers were capured in secion C and D of he quesionnaire Also, informaion wih regards o he locaion of aciviy, commercial land use secors such as financial insiuion, super, Resauran/Eaeries, Open/general, lock-up shops, office, special, facors ha Where; he upper equaion is called beween group variance The lower equaion is called wihin group variance GM= Group mean K=Number of group (column) N=produc of group in row and column III DISCUSSION OF RESULTS S/ NAMES LOCATIO SECT SEAS TYPE N N OR ON 1 Uwanse Uwanse I Daily Pey 2 SMary s Howell sree I Daily Pey 3 Udua-Iak Eo Palm sree exension II Weekly Big 4 Timber Ibesikpo II Daily Big Udua-mbakara Poulry farm road II Weekly Pey 6 NIL Afokang III NIL No 7 Mbukpa Mbukpa road IV Daily Big 8 Okop-Adi Umoh-Orok IV Weekly Pey Page 4

4 9 Wa Bedwell V Daily Big Goldie Goldie road V Daily Big 11 NIL Ekpo Edem VI NIL No Beach Hawkin s VII Daily Big 13 Cruech Ekpo- Abasi VII Daily Pey 14 Slaugher Ananigha VIII weekly Pey Ebuka-Ebuka main Effio-awan VIII Daily Pey Source; Field Survey Augus, 20 Table 1: Marke Locaion According To Secor In Souhern Calabar Table 1 above shows he locaion according o he eigh secors of he sudy area as design by he researchers Calabar Souh have a oal of 13 exising s as a he ime his sudy was conduced Meanwhile, i was also indicaed in Table 1 ha Secor (I) has 2 s and he s are pey rade s wih a daily operaion of sales while Secor (II) has 3 s of which wo (2) of hem are big ranging from a imber, general and 1 pey Secor (III) has no ; secor (IV) equally has 2 s, 1 daily bu a pey and 1 weekly and big Secor (v) has 2 daily s, he wo are big s Secor (VI) has no Secor (VII) has 2 daily s, 1 pey and he oher big Secor (VIII) has a oal of 2 s, 1 daily bu pey and he oher weekly bu pey In he disribuion we can see ha secor III and VI lacks Secor Markes No OF SUPER MARKETS Toal % I II III VI V VI VII VIII Toal Source: Field Survey Augus, 20 Table 2: Markes And Supers In The Sudy Area The supers in he sudy area as presened in Table 2 showed ha 69% of he and supers in he sudy area are siuaed in secor (I), 247% of he and supers are locaed in secor (II) of he sudy area Meanwhile, 149% of he oal s and supers are found in secor (III) of he sudy area However, secor IV, V, VI, VII, received he percenage value of 9%, 89%, 69%, 9% respecively Table xx also explain ha 8% of he s and supers are operaing in secor VIII of he sudy area Sec or I II III IV V VI VII VIII TO TAL Figure 4: Markes and Supers in he sudy area Locaio ns of Acivii es Uwanse Edibe- Edibe Ekpo Abasi Mbukpa Howell NewAir por Goldie S Bedwell Rd Finan cial insiu ions Sup er ma rke Commercial Land use Secor Ea erie s Op en Ma rke Lock Up shop s Source: Field Survey Augus, 20 Table 3: Disribuion Of Commercial Land Use Secor And Their Secorial Locaion Table 3 presen he disribuion of commercial land use secor and heir secorial locaion of which 68% of he commercial aciviies are locaed in secor I, %of sample populaion commercial aciviies are siuaed in secor II More so, commercial aciviies locaed in secor III, IV,V received he percenage values of 143%, 118%,7% respecively The evidence in able 3 shows ha over 131 % of commercial aciviies are esablished in secor VI Meanwhile, he percenage values 193% and 17% of commercial aciviies are found in secor VII and VIII of he sudy area The resul implies ha wihin he range of secor III, VI, VII and VIII here is high concenraion of commercial aciviies and he places frequenly experience raffic congesion Of fic e Spe cial Ma rke Oh ers To al % Figure : Secorial Locaion and Number of Commercial Land Use in he Sudy Area Page

5 Size (M) I II III IV V VI VII VIII Toal % 36by by by by by Toal Source: field Survey Augus, 20 Table 4: Sizes of shops in he sudy area The sizes of shops in he sudy area as presened in able 4 shows ha 289%of sample populaion were of he opinion ha, he sizes of heir shops are 36 by 36m, also 289%of he same paricipans were of he opinion ha heir shops sizes are 36 by72m The able above also explained ha 140% of he respondens were of he view ha, he sizes of heir shops are 72 by 72m Meanwhile, 72 by 8m and received percenage values of 161% and 111% The bar char below in figure 6 shows he sizes of shops in he sudy area according o heir secors Figure 6: sizes of shops in he sudy area Source: Field Survey Augus, 20 Table : Ren paid in he commercial land use secor Table above shows he disribuion of Ren paid per year in he commercial land use secor The able reveals ha 82% of he commercial rens are paid in secor I of he sudy area, while136%of sample populaion commercial ren are paid in secor II More so, commercial ren paid in secor III, IV, V received he percenage values of 148%, 168%, 7% respecively In addiion, Table xx also indicae ha over 113 % of commercial rens are paid in secor VI Meanwhile, he percenage values 11% and 164% of commercial ren are paid in secor VII and VIII of he sudy area The evidence of his resul implies ha wihin he range of secor II, III, VI, VII and VIII high percenage of commercial ren are paid The line graph below in figure 7 shows he ren paid in he commercial land use secor of Calabar Souh Figure 7: Ren Paid In The Commercial Land Use Secor of Calabar Souh Secor Ren Responden % I 4, II 3, III 3,0 14 IV 4, V 9, VI 4, VII, VII 8, Toal 40,0 1 0 Source: Field Survey Augus, 20 Table 6: Ren of Reail Trade oules per monh in each secor of he sudy area The Ren paid per monh in he reail rade oule as presened in Table 6 revealed ha 67 %( 40) of monhly ren are paid in secor I of he sudy area, while27 %( 30) of sample populaion of reail raders ren are paid in secor II More so, ren paid in secor III, IV, V received he percenage values of 14% (30), 1% (40), and 96% (90) respecively The able also indicae ha over 7% (40) monhly rens are paid in secor VI Meanwhile, he percenage values 93 %( 0) and % (80) of he monhly ren are paid in secor VII and VIII of he sudy area The evidence of his resul implies ha wihin he range of secor II, III and VIII high percenage of monhly ren are usually paid Secor I II III IV V VI VII VIII TOTA L Locaions of Aciviies Uwanse Edibe- Edibe Ekpo Abasi MbukpaRo ad HowellSre e NewAirpor Goldie Bed well Rd Fina ncial insi uion s Sales per monh in he commercial Land Use Secor(N 0,0) Toal % Super Eaer ies Open Mar ke Loc k Up sho ps Source: Field survey Augus, 20 Table 7: Sales per Monh in he Commercial Land Use Secors The sales per monh in he commercial land use secor as presened in Table 7 above, shows ha 3% of he commercial sales are made in secor I of he sudy area, while 9% commercial sales are made in secor II More so, he sales in secor III, IV, V received he percenage values of 190%, 367%, 3% respecively Table 7 also indicaes ha over % Of fic e Spe cial Ma rke O he rs Page 6

6 sales are made in secor VI Meanwhile, he percenage values 7% and 192% of he sales are paid in secor VII and VIII of he sudy area This resul implies ha wihin he range of secor, III, IV and VIII high percenage of sales are frequenly observed The line graph below in figure 8 shows he sales made in he commercial land use secor of Calabar Souh Figure 8: Sales Made In Each Secor of he Commercial Land Use of Calabar Souh Figure 9: Correlaion beween Ren and Sales in The Sudy Area The line graph in figure 9 proves ha here exiss a close relaionship beween he ren paid in commercial oule locaion and he sale made SECTOR RESPONDENT SALES % I 7,0 46 II 2,0 308 III,0 17 IV 11 2,0 80 V 9 4,0 72 VI 7 3,0 3 VII 11,0 80 VIII 16,0 189 Toal 1 9,0 0 Source: field Survey Augus, 20 Table 8: Volume of sales per day in each secor of he sudy area Daa presened in Table 8 shows he sales per day From he Table, 46% (0) of he sale per day are made in secor I of he sudy area, while 308% (0) sale per day in he oule are made in secor II More so, he sales in secor III, IV, V received he percenage values of 17% (0), 8% (20), and 72% (40) respecively Table 8 also indicae ha over 3 %( 30) sales per day are made in secor VI Meanwhile, he percenage values 8% (0) and 189% (0) of he sales are made in secor VII and VIII of he sudy area Secor I II III IV V VI VII VIII Toal % TOTAL Source; Field Survey Augus, 20 Table 9: Number of Cusomers Visi per Day Table 9 above, explains he number of cusomers paronizaion per day in he seleced commercial land use secor, as 9% of he owners of businesses said hey experience 1- cusomers per day while 8% of he respondens (Business owners) said hey experience -20, 21-0, 1-0 cusomers per day I is also presened in able 9 ha 168% and 228% of he business owners were of he view ha hey winess abou 1-0 and 2 Secor Daily Operaion Seasonal Operaion Responden % I II III IV V VI VII VIII Toal Source: Field survey Augus, 20 Table : The frequency of operaion The frequency of operaion as presened in Table revealed ha 69% of he operae boh daily and seasonal in secor I of he sudy area, while248%of sample populaion are daily wih no value for seasonal operaion in secor II More so, s in secor III, IV, V received he percenage values of operaions of 148%, 9%, 89% respecively wih specific reference of no seasonal in secor III and V Table also indicae ha over 69% of are daily in secor VI Meanwhile, he percenage values 9% and 8% of he are daily in secor VII, boh daily and seasonal operae in VIII of he sudy area Figure : frequency of operaion of A HYPOTHESES TESTING The hypoheses for his sudy were esed following he objecives as analysed below; a OBJECTIVE ONE AND HYPOTHESIS ONE Objecive one is o assess he difference in he locaion paern of commercial Land use wih renal value of commercial land use secor in Calabar Souh Page 7

7 The null hypohesis (Ho) one sae ha: There is no significan difference in he locaion paern of commercial land use wih renal value of commercial land use secor in Calabar souh Source of variance Sum of Squares df Mean Square F Sig Beween Groups Wihin Groups Toal Source: SPSS Daa Analysis Augus, 20 Table 11: ANOVA summary able for Hypohesis b INTERPRETATION OF RESULT Based on he Oupu of he ANOVA analysis from Table 11, i is observed ha a calculaed value of is higher han criical value of 0 a a degree of freedom of 79 which was esed a level of significance, he null hypohesis (Ho) which sae ha here is no significan difference in he locaion paern of commercial land use wih renal value of commercial land use secor in Calabar souh is rejeced while he alernae hypohesis(h1) which sae ha here is significan difference in he locaion paern of commercial land use wih renal value of commercial land use secor in Calabar souh is acceped c DISCUSSION OF FINDINGS The researchers discovered ha he size of shops in he sudy area varies from place o place Findings in able 3 and furher revealed ha wihin he secor of Ekpo Abasi, Goldie and Bedwell commercial aciviies are on he increase as he area experiences good sales, high ren per year and raffic congesion This is because he areas are closer o he ciy cenre where populaion is equally high Resul in figure 9 also shows ha here exis a close relaionship beween ren paid and sales made in commercial oule locaion In addiion, he null hypohesis (Ho) one which sae ha, here is no significan difference in he locaion paern of commercial land use wih renal value of commercial land use secor in Calabar souh Upon esing his hypohesis as conained in Table 11, i was shown ha his hypohesis was rejeced indicaing up holding of he proposiion of he alernaive hypohesis saed as here exis a significan difference in he locaion paern of commercial land use wih he renal value of commercial land use secor IV CONCLUSION AND RECOMMENDATION In Calabar Souh local governmen area of Cross River Sae, he Land use paern has helped in providing socioculural reason for appearance of home based commercial Land use paern in urban neighbourhood I has been noed ha commercial Land use paern in he sudy area is commonly in a clusered form in areas such as moun Zion road and linear form, such as Edibe-Edibe road Hence, commercial Land use in Souhern Calabar is in emergence wih he cenral place heory, range of goods concep and Reilly s law of graviaion which promoe he developmen of he economic growh in he area and his has posiive impac in disribuion of commercial land in he area based on unis or secors of he residenial areas hrough he periphery of he sudy area From he analysis, i can be judged quaniaively ha here exiss significan variaion in he commercial land use locaion paern wih he renal value of commercial land use secors in Calabar Souh Based on he analysis and findings of his sudy, he following recommendaions are made Planning sandards should be widely enforced as planning mechanism are used o ensure ha developmen is in accordance wih cerain minimum sandards The profession of Town planning is o effec hese rules, as legally accepable minimum sandards under he exan Town Planning Laws enforceable in he sudy area Town Planning Deparmen of he Sae Minisry of Lands and Housing and oher governmen insiuional Agencies like Calabar Urban Developmen Auhoriy (CUDA), should have heir powers expanded o regulae and conrol his prioriy developmen, as Land use conrols are generally imposed for he general ineres of he communiy As he problem of unconrolled urban migraion naurally creaes huge wase disposal problems, measures should also be aken o ensure a clean and healhy environmen by deploying more hands and personnel, in boh he Enforcemen and cleaning unis I is noed ha solid wase generaion is faser in generaion Public enlighenmen programme should be carried ou by he Sae Minisry of Environmen o educae he public on he need, o keep clean and healhy environmen In he long run, Calabar as a whole would be he beer for i as he 2017 Tourism heme of he Cross River Sae Governmen hinges of migraion and he African Dilemma REFERENCES [1] Adeniyi, K (1997) Public ranspor and urban developmen in Nigerian Journal of he Nigerian Insiue of Town Planners, 3(1), pp [2] Berry, S & Tenan, R J (190) Urban populaion densiy for relevance concerning he commercial densiy gradien for Chicago urban areas for all decinnal years Chicago: Chicago Press [3] Brain J L, Berry, J W & Tennan R J (1963) Urban populaion densiies srucure and change Geographical Review 3, pp38-39 [4] Caral K (198) Populaion densiy paerns: Chicago area ransporaion sudy Research News 2, pp 3- [] Drapkin, D (1977); Land policy and urban growh U S A Pergamon Press [6] Oduwaye L (29) Spaial Variaion of Values of Residenial Land Use in Lagos Meropolis African Review Vol 3(2) January 29 Page 8