AN ASSESSMENT OF THE IMPACTS OF PLANNING CONTROLS ON RESIDENTIAL DEVELOPMENTS IN KADUNA METROPOLIS
AN ASSESSMENT OF THE IMPACTS OF PLANNING CONTROLS ON RESIDENTIAL DEVELOPMENTS IN KADUNA METROPOLIS
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Date
1991-12
Authors
BULUS, KYOM ANTHONY
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Abstract
The exercise of statutory control over the
physical development of Urban centres has, since the
Industrial Revolution of the Nineteenth Century, become
a major planning practice. This is because the city
has increasingly occupied people's minds, as a subject
of study. Indeed, planning controls have today won a
great deal of the concern of both governments and
organizations the world over. This is so because
planning controls are the Conner stone of the physical
planning process. Through their application, the
physical development of urban centers is streamlined
for the purpose of enhancing amenity and socio-economic
viability of the urban centers.
The application of various planning controls,
therefore, explains a good deal of the nature of contemporary
urban development in all parts of the world
where they are applied. This, however, is in addition
to the more traditional economic, social, cultural and
physical environmental determinants which already have
received extensive coverage in existing Literature.
The main thrust of this thesis is the exploration
and assessment of the impacts of planning controls on
urban physical development, with particular focus on
selected residential sectors of Kaduna Metropolis. This
is with a view to suggesting appropriate planning
solutions to existing problem
.
The study report consists of six chapters. Chapter
one contains the background to the study, statement of
the research problem, aim, objectives and methodology of
data collection and analysis of data. It also includes
an introduction to Kaduna, the study area.
Chapter two deals with literature review on the
concept, purpose and practice of planning controls as well
as the various factors which influence the implementation
of the controls.
Chapter three focuses on the case of Kaduna. It
discusses the principal statutory agencies implementing
planning controls, the various planning controls applied
in the metropolis and the examination of the procedures
and tools for implementing the planning controls.
Chapter four presents results of the investigation,
covering the activities of the statutory agencies implementing
the controls and the activities of real estate
developers in the selected residential sectors. Issues
covered include land allocation, issuance of certificates
of occupancy (C. of 0 ) , granting of planning permits
and physical development characteristics in the selected
sectors.
In chapter five, an assessment of the impacts of the
planning control measures is made at the metropolitanlevel
as well as the level of the individual rendential
sectors studies.
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The assessment at the metropolitan level is based on
a comparison of the Max Lock Land use proposals for
Kaduna for 1967-2017 period and the existing Land use
in the metropolis. Cases of negation of the Master plan
are established based on this comparison.
The assessment at the sector level is done on the
basis of some selected parameters which include sources
of plots, obtaining certificate of occupancy, obtaining
planning permit, compliance with building height regulation,
building line and set-backs, reservation for
streets and utilities, sanitation, and so forth. These
parameters are scored over one hundred percent each and
an assessment done on the basis of aggregate scores for
each residential sector studied and in respect of each
parameter. On the basis of this both the sectors and the
parameters are ranked in order of their performance and
applicability respectively.
The conclusion drawn from the assessment is that
planning controls are largely ineffective in Kaduna
metropolis. This ineffectiveness is attributed to some
inadequacies in the administrative, technical and legal,
components of the machinery for implementing the controls.
However, note is made of some positive achievements which
have been made through the application of the planning
controls identified.
- i v -
In chapter six, some recommendations and proposals
are offered towards inproving the planning control
machinery for a more effective implementation of the
controls and, thus, more positive impacts of the
controls on residential developments in Kaduna metropolis,
Description
A Thesis submitted to t h e p o s t Graduate school,
Ahmadu Bello U n i v e r s i t y , Z a r i a , N i g e r i a in p a r t i a l
f u l f il l m e n t of t h e requirements f o r t h e award of a
Master of science Degree in Urban and Regional
P l a n n i n g .
Keywords
ASSESSMENT,, IMPACTS,, PLANNING,, CONTROLS,, RESIDENTIAL,, DEVELOPMENTS,, KADUNA,, METROPOLIS