Академический Документы
Профессиональный Документы
Культура Документы
KANO, NIGERIA
BY:
TPL. Abubakar Sadiq Sani, MNITP, RTP.
HND (ARC), PGD (U&RP), ADLS, MSc..
OF THE
St Clements
University
MARCH 2006
Preamble
The
dissertation
studied
multi-lateral,
bi-lateral,
community
Chapter 1 INTRODUCTION.
1.1 INTRODUCTION.
Mankind first of all must eat, drink, and have shelter and clothing,
before he can pursue politics, art and religion etc. (Frederick Engels,
1883). Shelter is necessary to everyone and the provision of housing,
as a means of solving one of the urban problems, is one of the
concerns of Town Planning.
Nations (UN) encompasses the housing unit and the entire ancillary
services as well as community facilities that are necessary for human
well-being.
It is difficult to satisfactorily define the low-income group, however
for the purpose of the National housing policy, the low-income group
has been defined as wage earners and self employed people whose
annual income is =N= 5,000.00 or below as of 1988, or whose annual
income is 20% or below the maximum annual income of the highest
salary grade level within the civil service structure at any given time,
whichever is higher.
In Nigeria 75% of the population is estimated to be of the Lowincome group, the various civilian and military Governments have
made concerted efforts to provide adequate housing to this group: But
recent studies have shown that, the low income group has not
adequately benefited from the Government programmes (Sani 2003).
The planning, design, financing, construction and management of lowincome housing in a developing country like Nigeria, is of great
concern to all stakeholders in housing development in terms of the
extent that they accommodate the economical, socio-cultural and
technological factors in the housing programme.
1.2 HOUSING PROBLEM.
Housing, one of the physiological needs of man has become a global
problem. Despite the emphasis being laid on housing provision by
people and various Governments, this basic human need has continued
to elude many (Onibokun, 1985, Car et al, 1995 and Abiodun, 1985).
In developing countries such as Nigeria governments have been
making attempts at providing adequate housing to the low-income
earners but studies have shown that this category of households are
not well benefited (Sani 2003). Indeed, in many developing countries,
the provision of shelter, particularly for the low-income group, is
grossly inadequate. Despite the shelter programmes, projects and other
forms of government action taken in many countries, the shelter
problem
prevails
with
increasing
dimensions.
Government
ii)
iii)
iv)
v)
Geographical diversity;
and overview of low income housing in different regions of the world and
certainly sets the stage for more in-depth research, analysis and action
pertaining to low income households housing rights.
Data collection on housing in Nigeria is very difficult, because some
sources are not reliable and most of the times obsolete. Despite these
shortcomings this study collected, collated and analysed available data on
low income housing in Kano, Nigeria, as follows:
1.8.2. Data requirements.
Data required for this study is on the low income housing process in
Kano. The Data required for the study are as follows:
A) Background Data:
i) Economic Characteristics.
* Household and individual incomes (both net and gross) and an
indication of their regularity.
* Household expenditure, especially on housing and related services.
ii) Household Characteristics.
* Household size (i.e. the number of people living together as a social
unit).
* Household structure (i.e. their relationship).
* Membership of housing cooperative.
* Access to work.
* The maximum amount which households can afford each month for
housing and related services.
* Any savings or loans available and accessed for housing.
* Total net household income, including any secondary sources, such as
rent from letting rooms or cash from the sale of domestic produce.
* The gross and net incomes of all household members and an indication
of whether or not an increase is expected in the near future.
* Preferred location of houses.
* Priorities for provision of utilities.
1.8.3. Sources of Data.
Data for this study were derived from field surveys and investigations
of the residences of the sampled households in the selected
neighbourhoods, through the administration of questionnaires (see
appendices I and II), secondary data is drawn from analysis of reports
and records of projects on low income housing undertaken by the
United Nations Development Programme, Federal Government of
Nigeria, Kano State Government, Bayero University Kano, etc.
1.8.4. Data Collection Technique.
Residential neighbourhoods of Kurna, Bachirawa, Chiranchi, Jaen,
Dorayi, old Kano city, Unguwa uku, Sheka, Sallari, Kwanar jaba,
of
Kano.
Through
interview
method
the
Sokoto Caliphate. In the 20th century, Kano has retained a vital role in
the regional economy, but through different means. Today the primary
crops are peanuts and cotton, which are consumed locally and exported.
The tanning and decoration of hides and skins, however, remains a major
economic activity.
Most contemporary residents still claim to be Hausa, though sizeable
populations of Fulani, Yoruba, Igbo and other tribes also reside in Kano.
The city has ten major districts: Fagge; the Syrian Quarters and the
adjoining Commercial Township; Sabon Gari; the Nassarawa; Bompai;
Dorayi; Unguwa uku; Dakata, Kurna and the original, walled city. These
districts divide further into approximately 100 small neighborhoods
(unguwa), each of which centers on a mosque and a market. Two hills,
Dala and Goron Dutse, dominate the oldest part of Kano. At their bases,
water collects in pools that provide most of the clay used in constructing
homes.
Kano is still a center of old-style textile making and leather- and
metalworking. But it also hosts food industries, such as meat-processing,
canning, bottling, and the production of peanut and vegetable oils; light
manufacturing, such as modern textiles, knit fabrics, plastics,
pharmaceuticals, and furniture; and heavy industries, such as steel-rolling
and the production of chemicals, automobiles, and asbestos. In addition,
carrying capacity, and clearly did limit the number of families in any
given town. The haram were typically positioned to ensure access to
parkland and nature (which were given another name, hima), to restrict
urban sprawl, protect water-courses and watersheds and oases. In this
respect the rules strongly resembled modern zoning laws, with the same
purposes.
The distinction between haram and hima is thought by some modern
scholars to have been necessary due to a different means of deciding
which regions were to have restrictions - the selection of haram was
considered to be more up to the community while the selection of hima
had more to do with natural characteristics of the region, which were
considered to be best respected by jurists. This idea probably arises from
two different obligations of the Muslim to respect ijma (consensus of
neighbors within Islam) and practice khalifa (stewardship of nature under
Allah). It may or may not reflect actual means of decision making
historically.
ii) Interdependence: people within the city and the structures they inhabit,
are considered interdependent in an ecological sense.
iii) Privacy: every family is entitled to acoustic, visual and other kind of
privacy.
iv) Original usage: older and established uses such as the positioning of
windows, party walls, drainages and so on have prior rights over any later
uses.
v) Building height: this controls the right of neighbors to the height of
new proposed development.
vi) Respect for the properties of others.
vii) Pre-emption: in selling of ones property, one must offer first refusal
to ones neighbors/s, adjacent property owner/s, or even ones partner/s.
viii) Seven cubits as the minimum width of public Sharis.
ix) Three cubits as the maximum right of way for households in front of
their houses.
x) Any public thoroughfare should never be obstructed by permanent or
temporary obstructions.
Sabongari and the commercial and industrial plots were sited by the
Colonial rulers and made to conform to Lugards plan for Townships. A
Tudunwada was founded in 1914 to provide home for Muslims of
Northern Nigeria who were not natives to Kano City located east of the
Sabongari and north of Bompai. The newer residential area to the north,
Gwagwarwa, is similar in character to Tudunwada.
Commercial and industrial areas grew as a result of Kanos being the
northern terminus of the railway line from Lagos. Kano has the greatest
diversity of commerce in Northern Nigeria. During the Colonial period
the emergence of a new Colonial City of Kano was noticed alongside the
traditional City. The cultural patterns and functional requirements of this
town differ greatly from that of the traditional Kano City and the
landscape carefully reflects this.
Stronger than any other single influence on Colonial town building in
Kano was the policy of indirect rule as developed by Lord Lugard. Under
Indirect rule the Native Political, Administrative and Governmental
bodies were left more or less intact but were supervised by the Colonial
Government through its Governor and their local representatives, the
Residents and District officers. This was a highly effective policy when
there were only a few Colonial officials and where Administrative funds
were limited and where the Native Government was organized centrally
to control extensive areas, as in Kano. Landscape changes as a result of
this aspect of indirect rule were minimal, however Colonial rule also
encompasses policies for new developments in Government, Trade and
Industry, Health and Education; and held the powers of enforcement. This
aspect of indirect rule stimulated revolutionary landscape changes, which
were concentrated in the new Towns. The colonial rulers adopt a master
plan for new town development in Kano with the present Post office
Road, Bompai Road, Sani Abacha Road and Audu Bako way serving as
the central business district around the Railway station.
when the Sabongari redesigned as part of the Township and the HausaFulani population was moved to new town established outside the old
walled city. The Tudunwada as this settlement is known, is the residence
of Northern Nigerians, who being subject to the Native Authority were no
longer eligible to live in the Sabongari. Because they also had no claim to
the use of the land or did not want to live in the old city, these Northern
Nigerians moved to Tudunwada. After 1929 they were again allowed to
live in the Sabongari. Finally in 1940 the Sabongari was no longer
administered as part of the township and was transferred to the Native
Authority.
The concept of the Kano Colonial City was found to conform to the
schematic layout of 1939, for new Nigerian towns. After independence in
1960 the Federal Republic of Nigeria was divided into three political
Regions (Northern, Western and Eastern Regions). Kano City fell within
the Northern Region with headquarter in Kaduna. From that time Town
planning was taken out of the hands of general administrators or
individual officials and became the responsibility of full-time
professional Town Planners based in Kaduna. They identify the problems
of individual Townships within the Region and made specific suggestions
for their alleviation in terms of contemporary design criteria. The main
problems were seen as general expansion of land for all uses and in the
construction of roads and roundabouts to accommodate increasing
Both sexes
%
17.3
15.9
10.7
9.6
8.6
8.5
7.6
4.9
5.1
2.4
3.4
1.1
2.0
0.6
1.1
0.3
0.6
0.4
100
Males
%
17.5
15.8
11.6
9.1
6.4
7.2
6.9
5.5
5.5
3.0
4.0
1.5
2.5
0.7
1.3
0.3
0.7
0.5
100
Females
%
17.0
16.1
9.8
10.0
11.0
9.8
8.3
4.2
4.6
1.7
2.7
0.7
1.6
0.4
0.9
0.2
0.5
0.4
100
The low income earners are largely made up of people earning their
living on the informal sector of the economy, living on less than 1$(US) a
day. Their level of education, sanitation, water and electricity supply is
lower than that of medium and high-income earners, the mortgage ratio of
their income averages 45%.
DESCRIPTION.
Informal employment.
Life expectancy.
Adult literacy rate.
75%
51.6 years.
71.7%
Number of respondents
5
Percentage (%)
2.5
15
7.5
32
16.0
67
33.5
29
14.5
27
13.5
7-9
13
6.5
10 15
4.0
15 +
1.5
No reply
Total
1
200
0.5
100
Kano houses many diverse ethnic cultures and is the site of ongoing
struggles for union between its peoples. Identifying the indigenous
peoples of Kano, like those throughout the nation, requires a somewhat
unique approach, since most Nigerians are the original inhabitants of
Nigeria and thus indigenous. However, drawing on the broad definitions
of indigenous found in ILO Convention No. 169, several marginalized
groups have self-identified as indigenous. The exclusion of these
communities from mainstream society has resulted in their political,
economic and social marginalization and disadvantage, similar to
experiences of indigenous groups in other countries.
The marginalization and disadvantage experienced by these communities
is largely a result of the history of colonization in Nigeria and the impact
of this on land rights within the country. The expropriation of indigenous
lands continued well into the mid-1900s, resulting in the displacement of
many from their homes. At the same time, successive governments
changed land tenure systems in Nigeria away from communal land
ownership which was the tenure system in most indigenous
communities in Nigerian pre-colonial times (to individualized, private
land ownership, which rarely supports indigenous economic activities). In
so doing, the colonial land tenure system disrupted indigenous land-use
patterns. Under communal land ownership each clan had a specific area
Overall,
low-income
communities
receive
inferior
34.71
0.2
2.76
0.15
0.74
0.14
0.0005
450km2
2,292,134
1018pers/ha
6.36%
36.5%
6.28
364,789
0.74%
Housing estate.
Gwammaja.
Jaoji.
Kundila.
Zoo Road.
Kabuga.
Sabon gari.
Gold coast.
Danladi Nasidi.
Farawa.
Zawachiki.
Sharada.
NNDC Quarters.
Shagari Quarters.
Ownership status.
Owner occupier.
340
78
649
581
356
4000
50
20
200
100
600
6974
Total.
Rental.
15
34
262
374
61
3
749
355
112
911
955
356
61
3
4000
50
20
200
100
600
7723
Category of plot.
Low density.
Medium density.
Commercial.
Total.
No. of plots.
Takuntawa.
27
149
22
297
Total.
Sharada.
108
26
23
157
135
175
45
454
Table 2.7. Serviced plots under the National sites and services scheme of
the Federal Government in Kano.
iii) Public Housing Finance.
In order to assist low-income earners to acquire and maintain adequate
housing, the Federal Government introduces the National Housing Fund
scheme in 1992, in which all public servants are made to compulsorily
save 2.5% of their monthly salary for housing. In the same year the Urban
Development Bank was introduced by the Federal Government to provide
financial and technical assistance for large-scale development of housing
and infrastructure and public utilities within the countries major urban
centers.
Kano State Government establishes the Dala Building society to provide
the finances for purchasing, building and maintenance of houses. The
Government also establishes staff housing loan board to assist public
servants own houses.
2.4.2. Problems of the Public Housing Projects.
The government housing projects are attempted to address the low
income housing inadequacies, but in the planning, design, construction
DESCRIPTION.
Consumption of water.
Consumption of water.
Water production by the Government.
Median price of water.
Infrastructure expenditure/capital.
50liters/pers/day.
400million liters/day
150million liters/day
=N= 1.25/liter
=N= 1,236.61
No.
%
No.
%
No.
%
House owner
No.
%
30
67
60
15
33
23
45
100
39
Tenure
Renter/others
No.
%
20
29
40
50
71
77
70
100
61
Total
No.
50
%
43
100
65
57
100
115
100
100
- Some have sold their houses to richer landlords and put the money to
perceived high priority projects. They are likely to have moved to lower
or no rent housing areas, preferably in unplanned housing environment.
Conclusion
* That even the most disadvantaged groups can through an appropriate
institution, gain access to the much-needed financial resources. With
clearly designed goals, the low income can significantly contribute
human and material resources in the true spirit of self-help as seen in
Gikomba in Kenya.
* That comprehensive and well-coordinated support infrastructure is
central to the future of housing cooperatives in Kano.
That housing cooperatives can prosper under different social-economicpolitical systems as long as proper support systems in place.
* That small cooperative is likely to succeed better than larger sized ones.
* That mixed income-housing cooperatives is not encouraged in the
Kano.
Homelessness, condition of people who lack regular legal access to
adequate housing. Homelessness has been recognized as a significant
social problem in Kano, when a rapid increase in the number of homeless
people was caused by a weak economy and cuts in federal aid for housing
and income assistance. Other periods of increased homelessness also have
occurred many times in history, including during the colonial era. Most
other industrialized societies also have experienced increases in homeless
populations in recent decades.
The Low-income earners
Precise numbers are impossible to collect because researchers define lowincome earners in different ways and because the low-income earners are
transitory. The number of people predicted to become low-income earners
in any given year is estimated to be three to five times the number of
people who are homeless at any given moment. The low-income earners
are largely made up of adult men, but the proportion of women, children,
and youth has steadily increased. This group now comprises more than
75% of the total population. Most low-income earners are also extremely
poor and estranged from their families and other social networks. About
one-third of the adult low-income earners are chronically mentally ill.
In addition to the low-income earners population, even larger numbers
are considered marginally housed; they are in danger of becoming
homeless because of poverty or inadequate housing. About half the city's
poor households spend 70 percent or more of their monthly income on
housing, which puts them at risk of becoming homeless if faced with an
economic problem. Due to the number of people living in poverty (75%),
the marginally housed create potential for a vast increase in the size of the
homeless population. Those who are housed only because they have been
able to stay with family or friends are known as the hidden homeless.
Causes
Many reasons have been advanced to explain the dramatic increase in the
number of low-income people. The total poverty rate tended to increase,
and this was especially true in the inner city areas where most lowincome people live. At the same time, the supply of low-income housing
declined precipitously in Kano. Waiting lists for public housing are often
many years long and welfare payments are not in place to keep pace with
inflation. Among other factors implicated in the trend are changes in the
treatment of the chronically mentally ill, drug use, the inability of some
families to support dependent adult members, and an increasing rate of
violence against women.
Land Acquisition.
Land Subdivision.
prayers in the privacy of their homes. Men sit, meet and talk to neighbors
and passersby outside the entrances of their houses; sometimes a group of
such entrances defines a communal gathering place. At the head of the
spatial sequence in the structure is the dandali, a vast area in front of
the community leader is palace and adjacent to the Friday mosque, which
together with the prayer ground act as the gathering place during
important festivals. The cul de sac is mostly used in the road design for
the placement of low-income houses in order to enforce household and
community levels of privacy, which is one of the principles of Islamic
religion.
Building Materials.
Development Control.
Chapter
3.
SUMMARY,
CONCLUSION
AND
RECOMMENDATIONS
3.1. SUMMARY.
3.1.1. Current Low Income Housing in Kano.
Low-income communities in the study have a far inferior standard of
housing compared to the rest of the population. Poverty is one of the
factors that most defines the lives of low-income peoples in almost every
region of the world. The higher incidences of inadequate housing and
homelessness among low-income peoples are clear manifestations of their
relative poverty.
The study revealed that low-income poverty, disadvantage and
discrimination with respect to the right to adequate housing are similar to
the dispossession of low-income peoples from their lands. This impact on
low-income households in several ways. First, it leaves them with no
means to sustain and gain a livelihood. As a result they often cannot
provide housing for themselves. As a result of both a loss of livelihood
and absence of adequate housing, low-income women and men are
compelled to migrate, often to cities and towns in search of both.
The study shows that low-income peoples generally do not enjoy
adequate housing for the following reasons:
interpreted, and policies and programmes designed in ways that take low
income men and womens socially constructed disadvantage into account,
and that secure equality of access and outcome for low-income women
and men.
Low-income communities must ensure that low-income women are not
subject to discrimination and inequality within their own communities,
including through traditional practices. As low-income households
achieve greater levels of participation in decision-making processes, the
principles of equality and non-discrimination must guide this process, in
particular with regard to low-income housing.
3.3. SPECIFIC RECOMMENDATIONS.
3.3.1. Addressing Poverty.
A key aspect of improving the housing conditions of low-income
households in Kano is to address their poverty condition. This is in
keeping with the principle that the right to adequate housing is a
constituent element of the right to an adequate standard of living.
Governments must create the circumstances for low-income peoples to
become economically self-reliant. In Kano this can be done through a
number of effective measures. An important, ensuring that low-income
peoples retain access to their lands and other productive resources such as
credit and loans, and education and training, the governments must also
develop
specific
economic
policies
that
stimulate
employment
and
accurate
qualitative
and
quantitative
information regarding the housing conditions and socioeconomic dynamics of low-income peoples is necessary.
This information should be gathered in close association
with low-income community organizations. All information
should be gender disaggregated and rights based and, where
possible, comparisons with high-income populations should
be made. Differences between urban and rural low-income
dwellers should also be provided.
References.
1. Abiodun, J. O. (1995) Urban and Regional Planning problems in
Nigeria, Ife, University of Ife Press Limited. P 189.
2. Agevi, E and Yayha, S (1987), Case study on Low Income Shelter and
Infrastructure Construction in Kenya (unpublished consultancy report for
UNCHS (Habitat Nairobi), Kenya.
3. Belsky, E.S. and Restinas, N. P. ., Low income homeownership:
Examining the unexamined goal, Brookings Institutions Press and
Howard Unive. (2002)
4. Bruce, D. Housing needs of low income people living in the rural
areas. District housing needs series. Canada mortgage Housing
Corporation. (2003)
5. Car, J.H. and Hornburg, Sp. P. (1995) Housing policy debate,
Washington D. C. Fannie Mac p. 598.
6. Cuomo, M. M. Forest Hills diary: The crisis of low income housing,
Random House, (1974)
7. Dix, Gerald. (1983). Urban projects manual. Liverpool University
press.
8. Downs, Anthony, Growth management and affordable housing: Do
they conflict? (2004)
9. Falade, J. B. (1999) the changing nature of Cities and the challenges of
Planning Practice.. State of World Cities Report 2004/2005- Attacking
Poverty, September 2000
10. Ezenagu, V.C. (2000), Fundamentals of Housing, Fountain publishers,
Awka, Nigeria.
11. Habitat Debate - Vol. 7 - No. 1 - 2001 - Five Years after Habitat II
(HABITAT, 2001, 32 p.
12. Hougaard, S. 1989, Construction and Housing Co-operatives in
Maputo, Mozambique SINA Workshop, Nairobi, Kenya
13. Informal Settlement Upgrading: The Demand for Capacity Building
in Six Pilot Cities - Amman, Ankara, Caracas, Concepcin, Ibadan and
Nkayi (HABITAT, 1999, 334 p.)
14. Kim, Woo-Jim, Economic growth, low income and housing in South
Korea, Macmillan Publishers Limited, (1997).
15. Lewi, A.C, 1989 Housing Cooperatives in Developing Countries,
John Wiley and Sons
16. Mc. Auslan, P 1983, Self-Help Cooperative Housing in Urban and
Rural Tanzania, M.A. theses presented at PGCHSK.U. Leuven,
Belgium.
17. Microsoft Encarta Encyclopedia 2005, 1993-2003 Microsoft
Corporation.
18. Moughtin, J. C. (1985), Hausa Architecture, Ethnographica, London.
19. Obialo, D. C. (2005), Housing Nigerians, Trends in policy, legislation,
funding and practice, 1914 2000, Global press limited, Owerri, Nigeria.
20. Omole, F. K (2001), Basic issues in housing development, Femobless
publications, Ondo. Nigeria.
21. Onibokun, A. G. (1985) Housing in Nigeria, Ibadan, Nigerian
Institute for Social and Economic Research.
22. Ozo, A. O. (1990) The Private Rented Housing Sector and Public
Policies in Developing Countries, Third World Planning Review, Vol. 12,
No. 3, Liverpool, Liverpool University press. P. 261.
23. Shiels, C. R. et all, Low income countries of the commonwealth of
independent countries: progresses and challenges in transition. (2004).
24. UNCHS (Habitat), 1989, Co-operative Housing: Experience of
Mutual Self-Help, UNCHS, Nairobi, Kenya
25. UNHCS, Assessment of Experience with the Project Approach to
Shelter Delivery for the Poor (HABITAT, 1991, 52 p.)
26. United Nations 2003, Global Repot on Human Settlements, New York
2003
27. UN Habitat, 2001 Habitat Debate, Cities without slums, United
Nations Centre for Human Settlement, Habitat, Vol. 6, N0. 4.
Appendix I
St Clements
University
Questionnaire 1
For the study of the Low income housing in Kano
Appendix II
St Clements
University
Questionnaire 2
For the study of the:
Low income housing in Kano
2003
2004
Appendix III
St Clements
University
Analysis card
For the study of the:
Low income housing in Kano
10
11
12
13
14
15
16
Name of household
Interview No.
22
23
24
25
26
27
25
28
12
26
29
13
27
30
14
28
31
15
29
32
16
17
1
2
3
4
5
6
1. Type of house.
6. Monthly income.
33
34
30
35
31
36
32
37
33
38
18
34
39
19
35
40
20
36
41
21
10
22
11
23
2. Building material
Mud.
Mud brick/sand cement.
Wood frame.
Burnt brick.
Concrete frame.
Other.
21
24
House.
Rented rooms.
Apartment.
Tenement.
Other.
17 18 19 20
5. Age of
household.
Less than 20.
20 24
25 44
45 54
55 64
65 +
Owner.
Renting (whole house).
Renting (apartment).
Renting (room).
Non paying guest.
Other.
7. Place of birth.
42
43
Kano city
Kano metropolis.
Other Nigerian.
Non-Nigerian.
37
44
38
45
7
5
7
4
7
3
39
46
40
47
48
72
71
70
69
68
67
66
65
64
63
62
61
60
59
58
57
56
55
54
53
52
51
50
49