Analyses of Landuse Invasion in Lagos Metropolis a Case Study of Lekki Pennisula Scheme1 Essay Example

Analyses of Landuse Invasion in Lagos Metropolis: a Case Study of Lekki Pennisula Scheme1 Essay Abstract Land use invasion occurs when the use of a particular land is changed from the use that was originally allocated to it as a result of change in other factors that encompasses urbanization as a whole. This study has examined the causes and effects of commercial invasion of residential areas in Lekki Peninsula scheme 1 with the aim of analyzing the extent of invasion and identifying the effect of invasion on the inhabitants and environment. In doing so, attempts were made to analyze the various land uses in the study area vis a viz the original master plan, analyze the socio-economic characteristics of the respondents, identification of the factors/forces that are responsible for invasion in the study area, examine the perception of the inhabitant on the invasion process and evaluate the effect of invasion on the study area. Data for this study were gathered through distribution of well-structured questionnaires to 200 property owners and occupiers in the study area using a multi-stage sampling procedure, thereafter, the 200 questionnaires that were successfully completed were thus used for analysis. The data collected are analyzed with the use of simple descriptive statistics and inferential statistics. Findings show the reasons for the changes and their effects on the study area. The results of the respective regression models showed that social attributes and policy attributes are more important than the economic attributes and physical attributes in the determination of the invasion, unlike time attribute that was irrelevant to the regression model. The R2 values showed that 66. 0% of the variations in invasion (changes in land use from commercial to residential) is explained by zoning regulation policy presented as building/plot use and change of use permit. We will write a custom essay sample on Analyses of Landuse Invasion in Lagos Metropolis: a Case Study of Lekki Pennisula Scheme1 specifically for you for only $16.38 $13.9/page Order now We will write a custom essay sample on Analyses of Landuse Invasion in Lagos Metropolis: a Case Study of Lekki Pennisula Scheme1 specifically for you FOR ONLY $16.38 $13.9/page Hire Writer We will write a custom essay sample on Analyses of Landuse Invasion in Lagos Metropolis: a Case Study of Lekki Pennisula Scheme1 specifically for you FOR ONLY $16.38 $13.9/page Hire Writer Finally, the paper among others calls for review of Lekki master plan, imposition of fines on landlords that converted the use of their properties without following appropriate procedure and increased funding of town planning authority. 1. 0 Introduction The primary goal of urban planning is the development of desirable environments which offer human values, greater living satisfaction at less investment costs and lower operating costs. However, these noble objectives are always challenged by scares and heterogeneous nature of land. Virtually all human activities require land. From the large scale industrial complex, the supra metro-line, the traditional market to the roadside cobbler’s shop all require land in varying dimensions (Agbola, 2004). This array of competition between different landsuses always result is a traumatic change in land uses. The person who is prepared to pay the highest sum for a site is likely to eventually occupy it. Such individual will be able to compete it away from other potential users. By this operation, sites in an urban area will tend to be used for that purpose from which the user makes the highest net gain from alternative uses of that site. This would result in the highest and best use for that land. This scenario has makes changes in land use, which has become part of an urban growth inevitable. Land and buildings will continue to witness conversion of use from a lower rank to a higher rank in order to attain optimal use. The concern of this paper is to examine the causes and effects of commercial invasion of residential areas in Lekki Peninsula scheme 1 with the aim of analyzing the extent of invasion and identifying the effect of invasion on the inhabitants and environment. . 1 Statement of Research Problem One particular observed trend which infringes on the goals of planning is the spread of commercial uses into residential areas. Apart from the fact that the process of invasion and displacement of residential uses by commercial uses causes marked changes in the land use pattern of urban areas, it also wreaks havoc on the quality of the environment of such residential areas. The elements of public interest of healt h, safety, convenience and amenity are in jeopardy and the purpose of planning is defeated. In exception of this physical attributes, previous studies on invasion revealed that changes in land use from residential to commercial leads to increase in property values with attendant problems of traffic congestion, over stretching of infrastructural facilities and reduction of land area for parking, open spaces and relaxation sports (Adebayo, 2009). In line with the views, thoughts and findings from other research works the questions to be addressed in this research are as follows: i) What are the various land uses in the study area? ii) Are there changes or variations from the original master plan? ii) What are the causes of invasion of commercial uses on residential uses in the study area? iv) What are the factors responsible for these changes and to what extent do each of these factors account for the variations in land use? v) What are the practical implications of these changes? vi) What are the perceptions of the inhabitant on the invasion process? 1. 2 Aim and Objectives The aim of this study is to analyze the extent of invasion of residential land uses by commercial use with a view to identifying the effect of invasion on the inhabitants. 1. 2. 1 Objectives i. To analyze the various land uses in the study area vis a viz the original master plan ii. To analyze the socio-economic characteristics of the respondents. iii. To analyze the process and reasons for the conversion/invasion. iv. To identify the factors/forces those are responsible for invasion in the study area. v. To examine the perception of the inhabitant on the invasion process. vi. To evaluate the effect of invasion on the environmental condition of the study area. 1. 3 Scope of the Study This study is restricted to the geographical boundary of Lekki scheme 1, located along Lekki-Epe express way in Eti-Osa L. G. A of Lagos State. The study concentrates on the planned residential scheme with approval order where it will be convenient and timely to determine the approved land uses and existing land uses. The choice to limit the study to the geographical boundary of Lekki scheme 1 is to ensure that the objective of evaluating the effect of invasion on the environmental condition is achievable based on expected environmental standard proposed during planning and the observed or existing environmental condition(s) in the neighbourhood. By limiting the study to Lekki scheme 1 the study hopes to ensure a secured opinion or perception of people that are directly affected by the invasion. 1. 4 Summary of Study Area Lekki Peninsula scheme 1 is in Eti-Osa L. G. A of Lagos State of Nigeria. The state is located in the south western part of Nigeria, bounded on the east, west, north and south by Ondo state, Republic of Benin, Ogun state, and Atlantic ocean (Gulf Guinea) respectively (Figure 1. 1). The Lekki Peninsula is a large naturally formed peninsula situated on the Atlantic Ocean side of Lagos Lagoon. Its geographical coordinates are 60 25? 0? north, 40 6? 0? east. Lekki Peninsula scheme I was developed as a residential housing scheme with either single or double family dwelling units per plot of residential zones irrespective of plot size. Buildings are restricted to a storey with pent in selected residential blocks. Commercial uses are adequately provided for and restricted to the neighbourhood business district and in the mixed development areas. Lekki peninsula residential scheme I has well articulated transportation network which can be likened to those of Government Reservation Areas. The scheme which is a site and service scheme covers an area of 1046 hectares (residential 525. 22, commercial 21. 10, institutional 60. 76, recreational 27. 31, roads 343. 45 and water front and tourism 58. 16). It has a total of 3,482 plots, the breakdown which is as follows; low density 1127, medium density plots 2005,mixed development plots 235,commercial plots 33,service plots 82. By the 2006 census figure the population of Lekki scheme 1 stand at an estimate of 25000. It is inhabited by the rich and the well to do of Lagos. The scheme is traditionally a residential scheme with complementary uses but the residential area is fast becoming a commercial area with indiscriminate location of various forms of commercial activities on the major roads and their sides’ streets. [pic] Source: Lagos State NTDA (2007) Figure 1. 5 Master Plan of Lekki Peninsula Scheme 1. 1. 5 Research Hypotheses Hypothesis [H0]: Economic and physical attributes are the major causes of invasion of commercial uses in residential area of Lekki Peninsula scheme 1 Hypothesis [H1]: Economic and physical attributes are not the major causes of invasion of commercial uses in residential area of Lekki Peninsula scheme 1 2. 0 Overview of Literature Review and Theoretical Framework Some works on urban economic studies and land use planning describe a number of factors that are responsible for land use invasions and provides explanations to them, for example, why these invasions vary spatially and ver time; why densities vary in different parts of town or cities; why particular uses develop in particular parts of neighbourhood or cities. Barlowe (1965) believes that property development is not a one-for-all time affairs, but a continuous one. This means that property development is dynamic. It calls for adjustment to changing demand and changing technology toward satisfying the needs of a particular segm ent of users. An (2005) argues that land redevelopment projects leads to significant change in residential neighbourhoods and generate significant spill over effects to another area. That is a particular land use type may attract other land uses. Lee (1974), argues that change occurring over time in the use of a neighbourhood are brought about by several factors that contribute to land use succession. Habitat (1982) identified change of use as one of the contributing factors leading to progressive urban decay. Conversion of residential buildings for commercial or industrial uses could lead to premature functional and or structural obsolescence when such buildings are subjected to uses for which they were not design. Onuoh (1989) in his case study of Bodija Estate in Ibadan identified economic benefits, social process, cultural reasons, and inefficiency in the enforcement of development control regulations as some of the factors responsible for change of use of residential buildings. He recommended heavy penalties for offenders and public enlightenment and participation as measures to combat the problem. Clapp (1993) also attributes increase in supply of real property to new construction, conversion from other uses, or decision by owners to relinquish their rights. A decrease in stock usually results from demolition, conversion to other uses, abandonment, slow of limited construction of new houses. The literature on the invasion of residential land use by commercial use indicates that land use planning entails delineation of physical space into zones for different uses such as residential, commercial, institutional, industrial, recreational etc (Juchnowics 1976). These uses are expected to complement each other to ensure aesthetically, economically, healthy and physically pleasing environment An (2005). In order to ensure compliance with the dictates of the land use zoning, development control mechanisms are established in order to fully realize the objective of the zoning policy. The previous studies failed to look into the inherent risk in non compliance to the zoning regulation and possible causes and implications Theories on urban land use infer that, internal structure of any city is unique in its particular combination of details. In spite of this, it appears that in general, there is a degree of order underlying the land use patterns of individual cities (Garner, 1968). Three prominent classical land use theories that pioneered urban land use analysis and promoted enormous researches in this area are the concentric ring theory of Burgess (1925), the sector theory of Hoyt (1939) and multiple nuclei theory of Harris and Ullman (1945). The classical model of Burgess (1925) that urban land use tends to display a zonal organization concentrically arranged about the city has for some years been the starting point of most considerations of the utilization of land in cities. The main tenet of his argument is that each concentric zone specializes in particular use centered on the Central Business District (CBD). The theory infers that the city expands by the continuous tendency of each inner zone to extend its area by the invasion of the outer zone in a process of â€Å"succession† and â€Å"invasion†. In this theory, housing, for example, is provided for the poor by the process of â€Å"filtering† or â€Å"trickling down†, in which case the well-to-do must have absorbed most of the initial construction cost before the house is passed on to the people of low income. Many recent economic equilibrium models appear to attempt to provide explanations to this theory. The sector theory was the earliest constructive criticism of the concentric ring theory. Hoyt (1939) opined, after his factual examination of residential rent patterns in twenty-five widely distributed cities in the U. S. A, that the internal structure of a city is conditioned by the disposition of routes radiating outward from the city centre. The multiple nuclei theory of Harris and Ullman (1945) postulates that land use patterns in most cities are not built around the single centre as postulated by the concentric ring theory, but rather they are developed around several centres within the urban areas. However, these views have been seriously challenged by the result of recent studies, which shows a remarked variation in some of the assumptions previous studies held constant. These variations are either locational induced or non locational induced. 2. 1 Summary of Conceptual framework The central business district of the city, as a point of high accessibility continues to spur fierce competition for its use among commercial establishments which depends on large pool of patrons for profitable operations (Agwu, 2010). The accessibility factor has been a major determinant of the rental value of land and in effect the location of the various land use categories. However, with a city wide improvement of the road system, some of CBD location becomes more accessible in terms of travel time and transport costs. A new local rent peak emerges which leads to an increase in land value. In Lagos for example, some of the out-of-CBD locations with maximum accessibility fall within residential districts. Fig 2. 3 is the land value gradient graph showing how values at distances from the centre determine the land use pattern of the city. The above assumption may help explain the incident of offices in the study area. FIG. 2. 11: Land Value Gradient. Source: Alonso’s Model on Rent 2. 2 Operational Synthesis of Conceptual Framework Evidence from existing concepts and theories as well as empirical studies reviewed that land is a heterogeneous product, which is influenced by internal and external environmental factors. Its value and use depends on these factors and these factors are not static. They changes with the urban environment and are interrelated to each other. A perfect understanding of the urban land system requires knowledge of urban economics. The understanding depends on the economic system in operation in the area. In terms of urban structure there is a general consensus that the urban structure of a city is determined by; government policies (land use regulation), forces of demand and supply, population, natural environment, improved technology as well as global phenomenon such as globalization. Improvement on land can lead to increase in value of the land and consequently land use change or invasion of a higher order use. These changes are generally influenced by location, accessibility, infrastructure, parcel size, employment, disposable income, zoning, policies, floor space, neighbourhood characteristics, planning uses etc. However, distance to the CBD is the influential of all the factors. The following operational guide line can be deduced from the conceptual framework reviewed above; 1. Any physical development will always locate where it will have optimal economic profit in a market free economy. 2. Development plans provides land use regulation to guide the use to which each portion of land is used. 3. In an urban area the root value of all property is its attractiveness to human use. This attractive elements are in two major forms namely; its structure (the buildings and private space) and its interface (its connection to the outside world) 4. A city core is the centre of agglomeration for people, services, jobs, investment and wealth. 5. Negative accessibility factor affects the efficiency of urban land and its use. 6. The present value of land must be estimated to determine its future stream of use. 7. Most policies intend to improve access to land, security of tenure and fashioning allocation of land to uses. A combination of the above facts improves the knowledge of a researcher in taking decision about the urban system using local, social, political and economic realities. This implies that we must be careful in applying research results as different urban system has their peculiar problems. In view of these, this study intends to explore the local characteristics of land determinants in Lagos Island despite the overwhelming research work on factors affecting Land values at different parts of the world. 3. 0 Research Methodology The data for this study were derived from primary and secondary sources. The primary data were obtained through questionnaire administered in 30 blocks in Lekki Peninsula scheme1. The questionnaire administered was designed to collect data on socio- economic characteristics of the respondents; land uses causes and effects as well as neighbourhood quality. The sample frame was the total no of plots in Lekki Peninsula scheme13482 and the sample size was 200, which represents 5% of the total plots in the study area. The respondents to the questionnaires administered were the landlords or their representatives. The sampling method used for the data collection was the multi – stage sampling procedure. At first stage, 30 blocks in the study area was selected from the classified land use category of which 11 of these blocks was in low density residential zone, 14 was from medium density while 4, 2 and 1 blocks was in mixed development zone, service and commercial plots respectively. At the second stage, streets adjoining the chosen blocks were selected based on their lengths and density of plots. A total of 39, 48, 14, 8 and 5 streets were selected in low residential density zone, in medium residential density zone, mixed development zone, service plots and commercial zones respectively. Finally, at the last stage, plots were systematically selected in each chosen street of the selected blocks, for the questionnaire administration. 4. 0 Data Presentation, interpretation and Analysis The analysis of data on social economic variables such as place of origin, Sex, marital status, age, educational qualification, occupation, income of respondents, business or work location etc, which were collected from the field survey and used as measurement indices or parameters for accessing environmental performance, quality, soundness and livability are discussed below; Place of Origin Table 4. 1 Place of Origin of Respondents | |Frequency |Percent |Valid Percent |Cumulative Percent | |Lagos |46 |22. 3 |23. 0 |23. 0 | |Outside Lagos |130 |63. 1 |65. 0 |88. 0 | |Foreigner |24 |11. 7 |12. 0 |100. | |Total |200 |97. 1 |100 | | Source: Field Survey 2011 From table 4. 1 above, 23. 0% represents respondents that are Lagos state indigenes, 65. 0% represents respondents that are Nigeria citizens but are indigenes of states outside Lagos state, while 12. 0 % of respondents are citizens of other countries. This implies that most of the respondents are not indigenes of Lagos. The place of origin variable seeks to understand whether the land and home owners are natives or non natives. Specifically, the study expects that land and housing would be sold at lower prices to the natives. Table 4. 2 Sex or Gender of Respondents | |Frequency |Percent |Valid Percent |Cum. Percent | |Male |112 |54. 4 |56. 0 |56. 0 | |Female |88 |42. 7 |44. 0 |100. 0 | |Total |200 |97. |100. 0 | | Source: Field Survey 2011 Gender analysis in this study as presented in Table 4. 2 above indicated that 56. 0% of the respondents are males and 44. 0% are females. The relevance of gender in this work is due to the prevalence of female household heads in a city like Lagos. The result obtained from gender analysis in this study does not truly reflect the gender ratio in the study area; but indicates that male respondents were more available for interview than the females during the field survey. Occupation Table 4. below shows the distribution of occupation of respondents and revealed that 5 % were retired/pensioner, 2. 5 % were unskilled, and 28. 5 % were professionals, 1. 0 % was farmers, while 4 1. 0 % and 30 % were business and civil servants respectively. This implied a relatively high level of employment among the respondents and this may be due to the fact that many of them were relatively educated. The availability of job opportunities in cities like Lagos may also be responsible for high level of employment recorded among the respondents. However, the relatively high proportion of business men (41. %) among the respondents could be explained by the commercial vulnerability of Lekki scheme 1 and the metropolitan nature of Lagos (a big capital city having a commercial orientation). Table 4. 6 Occupation of Respondent | |Frequency |Percent |Valid Percent |Cumulative Percent | |Civil Servant |60 |29. 1 |30. 0 |30. 0 | |Business |82 |39. 8 |41. |71. 0 | |Farmer |2 |1. 0 |1. 0 |72. 0 | |Professional |41 |19. 9 |20. 5 |92. 5 | |Unskilled |5 |2. 4 |2. 5 |95. 0 | |Retired /Pensioner |10 |4. 9 |5. 0 |100. | |Total |200 |97. 1 |100. 0 | | Source: Field Survey 2011 Monthly Income Within the context of prevailing income in Lekki Scheme 1, five income groups may be identified. These are N200, 000 below, N200,001- 400,000, N400,001- 600,000, N600,001- 800,000, N50, 000 – N100, 000) and high income (above N100, 000). Analysis of the estimated monthly income of respondents as presented in Table 6 indicated that 65. 9% of respondents were low income earners, 21. 2% were middle income earners while 12. % were high income earners. In general terms, the majority of the respondents are within the low-income group. Table 4. 7 Income Level Per Month | |Frequency |Percent |Valid Percent |Cumulative Percent | |N200,000 below |4 |1. 9 |2. 0 |2. 0 | |N200,001- 400,000 |32 |15. 5 |16. 0 |18. 0 | |N400,001- 600,000 |30 |14. |15. 0 |33. 0 | |N600,001- 800,000 |48 |23. 3 |24. 0 |57. 0 | |N800,000 above |86 |41. 7 |43. 0 |100. 0 | |Total |200 |97. 1 |100. 0 | | Source: Field Survey 2011 Length of Stay Table 4. 7 below shows the frequency and percentage distribution of t he length of stay of the respondents. Majority of the respondents have just stayed 1-2 years as shown on the table above with the highest frequency of 87 out of the 200 administered questionnaires. This represents a valid 42. 2 percent of the 200 administered questionnaires returned. The analysis indicates that most of the respondents are new entrants to Lekki Peninsula scheme 1 Table 4. 8 Length of Stay | |Frequency |Percent |Valid Percent |Cumulative Percent | |1-2 yrs |87 |42. |43. 5 |43. 5 | |3-4 yrs |53 |25. 7 |26. 5 |70. 0 | |5-6 yrs |40 |19. 4 |20. 0 |90. 0 | |7 yrs above |20 |9. 7 |10. 0 |100. 0 | | |200 |97. |100. 0 | | |Total | | | | | Source: Field Survey 2011 Household Size Table 4. 8 below categorized the household size of respondents into five (small, low, medium large and mega). Households with less than 2 members were termed â€Å"small sized†, â€Å"low sized† is a household size with 2-4 members, whereas the medium sized household† contains 5-7 members. The â€Å"large sized household† group is any household with 8-10 members while the â€Å"mega sized household† group is any household with more than 11 members. Table 6 indicated that respondents from small sized households represented 14 % of the total respondents. The respondents with low sized households represented 53. 0% of the total households interviewed. Also respondents with medium sized households represented 26. 0% of the total households interviewed. Respondents from large sized households were 6. 0 % of the total sample size while respondents from mega sized households were 1. 0 % of the total sample size. This implies that low sized household is prevalent in Lekki peninsula scheme 1. It should be noted that the group classified as low sized household in this context falls under medium density classification in standardized planning regulation Table 4. 9 Household Size | |Frequency |Percent |Valid Percent |Cumulative Percent | |Less than 2 |28 |13. 6 |14. 0 |14. 0 | |2- 4 |106 |51. |53. 0 |67. 0 | |5- 7 |52 |25. 2 |26. 0 |93. 0 | |8- 10 |12 |5. 8 |6. 0 |99. 0 | |11 above |2 |1. 0 |1. 0 |100. 0 | |Total |200 |97. 1 |100. | | Source: Field Survey 2011 Business/work Location The table 4. 9 below shows the frequency and percentage distribution of respondents on business/work location in the study area. The table shows that 27. 0% of the respondents either work or do business at Lekki, 23. 0% of the respondents work or do business at Ikoyi/ Victoria Island, while 17. 0%, 30. 5% and 2. 5% represents respondents that work or do business at Lagos Island, Mainland and outside Lagos state respec tively. This implies that the most of the respondents work or do business at mainland. Outside mainland the next place that most of the respondents work or do business is Lekki with a frequency of 54 out of he 200 respondents interviewed. This also implies that a large proportion of the respondents live and work at Lekki Peninsula scheme 1 Table 4. 10 Business/work Location | |Frequency |Percent |Valid Percent |Cumulative Percent | |Lekki |54 |26. 2 |27. 0 |27. 0 | |Ikoyi/ Victoria Island |46 |22. |23. 0 |50. 0 | |Lagos Island |34 |16. 5 |17. 0 |67. 0 | |Mainland |61 |29. 6 |30. 5 |97. 5 | |Outside Lagos State |5 |2. 4 |2. 5 |100. 0 | |Total |200 |97. |100. 0 | | Source: Field Survey 2011 4. 2 Descriptive analysis of Land use Variables This section identifies and explains data on land uses as well as land use determinants factors in Lekki Peninsula scheme 1. The land use analysis is an outcome of careful field survey in which the current land use of each plot was identified. The land use determinant factors considered are Land ownership, acquisition date, legal title t o land, change of use permit and reasons for lack of change of use permit. Land Ownership Table 4. 11 Land Ownership | |Frequency |Percent |Valid Percent |Cumulative Percent | |Yes |56 |27. 2 |28. 0 |28. 0 | |No |144 |69. 9 |72. 0 |100. 0 | |Total |200 |97. 1 |100. 0 | | Source: Field Survey 2011 Our survey reveals that 28. 0% of the sampled population is the actual owners of the plots or properties while 72% of them said they are not the owners of the plot they are using, which invariably implies that they are tenants. Acquisition Date Table 4. 12 Acquisition Date | |Frequency |Percent |Valid Percent |Cumulative Percent | |Less than 5 yrs ago |15 |7. 3 |26. 8 |26. | |6-10 yrs |20 |9. 7 |35. 7 |62. 5 | |11- 15 yrs |17 |8. 3 |30. 4 |92. 9 | |Over 15 yrs |4 |1. 9 |7. 1 |100. 0 | |Total |56 |27. 2 |100. 0 | | Source: Field Survey 2011 The response on acquisition date expressed in relation to time of purchase by the respondents is presented in Table 4. 11. The table shows that 26. 8% and 35. 7% of the respondents bought their plot less than 5 yrs ago and 6-10 yrs respectively. Only 30. 4% of the respondents bought their plot 11-15 yrs ago while 7. 1% of the respondents bought their property over 15 yrs ago. Legal Title to Land Table 4. 13 Legal Title to Land | |Frequency |Percent |Valid Percent |Cumulative Percent | |Customary |12 |5. |13. 0 |13. 0 | |Statutory |80 |38. 8 |87. 0 |100. 0 | |Total |92 |44. 7 |100. 0 | | Source: Field Survey 2011 From table 4. 12 above it shows that 13% of the respondents obtained legal title of their land through customary procedure, while 87. 0% obtained a statutory title. Table 4. 17 Change of use Permit |Frequency |Percent |Valid Percent |Cumulative Percent | |Yes |25 |12. 1 |12. 5 |12. 5 | |No |110 |53. 4 |55. 0 |67. 5 | |No Idea |65 |31. 6 |32. 5 |100. 0 | |Total |200 |97. |100. 0 | | | | | | | | Source: Field Survey 2011 Table 4. 5 above titled Change of use Permit represents the respondents’ response to questionnaire (Do you have Change of use Permit? ). It shows that 12. 5% of the respondents answered yes while 55% answered no and 32. 5% of the respondents answered no idea. Reasons For Lack of Change of Use permit Table 4. 18 Reason For Lack of Change of Use permit |Frequency |Percent |Valid Percent |Cumulative Percent | |High Cost |31 |15. 0 |28. 2 |28. 2 | |Not aware |50 |24. 3 |45. 5 |73. 6 | |It takes time |14 |6. 8 |12. 7 |86. 4 | |Dont know how to go about |15 |7. |13. 6 |100. 0 | |it | | | | | |Total |110 |53. 4 |100. 0 | | Source: Field Survey 2011 Most of the respondents (45. 5%) claimed that they are not aware of the need for change of use permit 28. 2% claimed that the process of obtaining change of use permit is costly and cumbersome. Also 12. 7% and 13. % of the respondents claimed that it takes time and that they don’t know h ow to go about it respectively. However, it could be suggested from the interview conducted that, most of the respondents are not just bordered about change of use permit, given the fact that they are conscious of the quality of the buildings and the general environment. When the process is measured against the anticipated benefits of such exercise, they perhaps consider it not worth the efforts. Also for the fact that most of them belong to the medium and high income group therefore, they could actually afford the fees associated with the process of legal title. From the study on level of conversion in the low density development the total number of plot is 799 while the total numbers of plots that have been converted are 34. This implies that 4. 26% of the plots in the low density in the study area have been converted. The total Percentage of plots that have been converted was worked as follows, [pic] Therefore, substituting from the above equation percentage (p) [pic] P = 4. 26% While, in the medium density development the total number of plot in the medium density development is 2448 while the total number of plots that have been converted are 33. This implies that 1. 39% of the plots in the medium density in the study area have been converted. The total Percentage of plots that have been converted was worked as follows, [pic] Therefore, substituting from the above equation percentage (p) [pic] P =1. 39% This calculation put the total percentage of plots that have been converted in both medium and low to 5. 65%. This also implies that the annual rate of conversion in the study area can be estimated as follows; Annual rate of conversion (AR) [pic] [pic] [pic] [pic] Regression analysis of the factors that induces invasion in Lekki Peninsula scheme 1 This section examines the impacts of some causative factors in the invasion of commercial uses on residential area of Lekki scheme 1. The causative factors include the policy attributes, economic attributes, physical attributes, time attributes and social attributes factors. The section shows that invasion is affected by these causative factors; however time attributes factor such as date of acquisition and age of layout treated as length of stay of respondent was considered to be irrelevant in the analysis. Policy attributes has R2 statistic of 0. 660, with a multiple determination coefficient, R2 showing that 66. 0% of the variations in invasion (changes in land use from commercial to residential) is explained by zoning regulation policy presented as building/plot use and change of use permit. Economic attributes has R2 statistics of 0. 565 with a multiple determination coefficient, R2, showing that 56. 5% of the variations in invasion is explained by the income level per month and Rent for Duplex per Month. Physical attributes has R2 statistic of 0. 597 and a multiple determination coefficient, R2, showing that 59. % of the variations in invasion is explained by the plot size and accessibility variables and finally, social attribute factors has R2 statistics value of 0. 630 and coefficient of the multiple determination, R2, indicating that 63. 0% of the variations in invasion is explained by household size and occupation. In all policy attribute was considered to have the highest effe ct or impact as the case might be (see tables). Table 4. 22 Multiple Regression Results: Policy Attributes Model Summary (b) |Model |R |R Square |Adjusted R Square |Std. Error of the Estimate |Durbin-Watson | |1 |. 815(a) |. 665 |. 660 |. 238 |. 193 | a Predictors: (Constant), Change of use Permit, Building/Plot Use b Dependent Variable: Invasion in Lekki Scheme 1 Table 4. 25 Multiple Regression Results Economic attributes Model Summary(b) |Model |R |R Square |Adjusted R Square |Std. Error of the Estimate |Durbin-Watson | |1 |. 755(a) |. 570 |. 65 |. 323 |. 062 | a Predictors: (Constant), Rent for Duplex per Month, Income Level Per Month b Dependent Variable: Invasion in Lekki Scheme 1 Table 4. 28 Multiple Regression Results; Physical attributes Model Summary (b) |Model |R |R Square |Adjusted R Square |Std. Error of the Estimate |Durbin-Watson | |1 |. 775(a) |. 601 |. 597 |. 311 |. 095 | Predictors: (Constant), Accessibility as reason for rent offered , Plot Sizes in Lekki Scheme 1 b Dependent Variable: Invasion in Lekki Scheme 1 Table 4. 31 Multiple Regression Results; social attributes Model Summary (b) |Model |R |R Square |Adjusted R Square |Std. Error of the Estimate |Durbin-Watson | |1 |. 796(a) |. 634 |. 630 |. 298 |. 077 | a Predictors: (Constant), Occupation of Respondent, Household Size b Dependent Variable: Invasion in Lekki Scheme However, this result can not be used to make generalization since the factors were not significant at 95% confidence level. Social attribute came second with 63. 0% making it the most important factor that impacts or affects invasion with Probability of F ; = . 05. The factors are arranged in their order of importance in table 4. 32 below; Table 4. 33 showing the regression performance of the variables in descending order |S/N |Factors |R2 Score |% Contribution |Position | |1 |Policy attribute |0. 60 |66. 0 |1st | |2 |Social attribute |0. 630 |63. 0 |2nd | |3 |Physical attributes |0. 597 |59. 0 |3rd | |4 |Economic attributes |0. 565 |56. 5 |4th | Source: Field Survey 2011 5. Summary of Findings 5. 1 Conclusion and policy issues Our analysis revealed that the most dominant land use in Lekki peninsula scheme 1 presently is mixed use development. The study also revealed that there is a population increase in Lekki peninsula scheme 1 comprising mostly married men from outside Lagos state at very active age of 31-40 years who are university/polytechnic graduates into businesses with a household size range of 2-4. The observed pattern or process of invasion showed that these changes take place without change of use permit. This situation is perceived to be orchestrated by inadequacy in knowledge of planning regulation more especially change of use regulation and some times the cost and time implication of obtaining change of use permit. The analysis further revealed that there are factors responsible for the invasion in the study area which when categorized into policy attributes, economic attributes, physical attributes, time attributes and social attributes exhibit a significant variation in their individual contributions and impact on the invasion. Hence, the results of the respective regression models showed that social attributes and policy attributes are more important than the economic attributes and physical attributes in the determination of the invasion, unlike time attribute that was irrelevant to the regression model. The R2 values showed that 66. 0% of the variations in invasion (changes in land use from commercial to residential) is explained by zoning regulation policy presented as building/plot use and change of use permit. Economic attributes has R2 statistics of 0. 65 with a multiple determination coefficient, R2, showing that 56. 5% of the variations in invasion is explained by the income level per month and Rent for Duplex per Month. Physical attributes has R2 statistic of 0. 597 and a multiple determination coefficient, R2, showing that 59. 7% of the variations in invasion is explained by the plot size and accessibility variables and finally, social attribute factors has R2 statistics value of 0. 630 and coeff icient of the multiple determination, R2, indicating that 63. % of the variations in invasion is explained by household size and occupation. In all policy attribute was considered to have the highest effect or impact as the case might be. This means that policy and social attributes has the highest effect on invasion and therefore we reject the hypothesis that economic and physical attributes are the major causes of invasion of commercial uses in residential area of Lekki Peninsula scheme 1. The study area had undergone a substantial level of change from residential use to commercial use. Commercial activities brought about a lot of inconveniencies like high rent, invasion of privacy, traffic congestion, pollution, strain on existing infrastructure and others. Although the changes promote activities, its side effects seem to out- weight the benefits. Another predominant feature is that buildings that have not been fully converted have partial conversion of use. This kind of conversion requires a small portion of either the veranda or the frontage of the building converted to commercial use or some cases the building is extended to accommodate the commercial activities, usually in form of kiosks or block buildings. Totally converted buildings is a common phenomenon in places like Admiralty road, Jubril Ayinla way and Bisola Durosinmi Etie drive, while some few buildings are partial conversion. This partial conversion is most prominent in low income residents whose commercial activities are mostly informal in nature The change in land use also create some problems like traffic congestion, lack of parking adequate space, noise pollution, strain on infrastructural facilities and housing shortage. Although it is legally possible for property to change its use from the original use, majority of the changes did not follow legal process. . 2 Recommendation In view of the problems highlighted, the following approaches are suggested to check the illegal change of use in our urban areas; Review of the Lekki Peninsula scheme 1, approval order development of Lekki model plan to take care of these changes. Preparation of lower order but more detailed maps such as district plan and local plans. It is these t hat would make for effective monitoring of land use within the scheme. Fines should be imposed on buildings that have changed their uses from the original plan without following appropriate change of use procedure. Public enlightenment and public participation should be encouraged to a large extent. There is need for aggressive workshops, press release, and advertisement on television and radio on the implications of illegal conversion of uses and the process of obtaining permission for legal change of use. The legal process for property conversion should also be more citizen – friendly, payments should be fair and the process void of cumbersomeness. Finally, the government should endeavour to fund town planning authority and training of Personnel especially in the area of human and resources management. . 3 Contribution to Knowledge Knowledge from this study explained the sudden invasion of residential land use by commercial uses in Lekki phase 1 and show that the change was necessary to maximize optimum return from the land. These findings are signal to property developers and investors to utilize. The study highlight the need for legal framework on conversion and advice that rational developers should be aware of the implications of business cycles, in that demand for new buildings are highly sensitive to short-term output changes. According to building Act 2004 of Great Britain, that defined change of use as when a change in a building’s use will require upgrading to certain systems and elements. For example, a residential house becomes a restaurant, a warehouse becomes an apartment, and a garage becomes a studio and sleep out. Downs (1982) argues that conversion of property from lower use to higher category use can be profitable and favour individual owners. He stresses that economic conversion is an event in which property owners make or create a change in the real estate so that the net rent which can be earned from the property is increased. 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