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URBAN REJUVENATION CONCEPT – A STRATEGY FOR PROMOTING

SUSTAINABLE CITY DEVELOPMENT

Article · August 2012

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URBAN REJUVENATION CONCEPT – A STRATEGY FOR PROMOTING SUSTAINABLE
CITY DEVELOPMENT
By
OWOEYE, Julius Oluranti
Department of Urban and Regional Planning, Federal University of Technology, Akure
P.M.B 704, Akure. Phone Contacts: +2348039179250; E-mails: rantiowoeye@yahoo.com

ABSTRACT
The Nigerian built environment is in shambles, looking at the condition of its physical deterioration
and level of infrastructural decadence. This paper aims at investigating the factors responsible for this
situation, with a view to ameliorate some of the associated effects and consequences. It is a review
study that relies on literatures and documentary reports of urban blight and renewal cases in Nigerian
cities but still make use of observations and photographs to validate its findings. Findings from
literatures reveal some of the factors responsible for deterioration in our cities to include rapid
urbanization, rural-urban migration, inadequate housing and ineffective urban housekeeping. The paper
submits that to forestall further decay, there is urgent need for effective action through urban
rejuvenation in the built environment. Such action should centre on slum eradication, provision of
adequate decent housing at affordable cost, rehabilitation of existing facilities and taking necessary
precautions to forestall further decay. It recommends effective rural development programme as a
mean to decongest the urban centres and reshape its traffic patterns for sustainable development.

Keyword: Rejuvenation, built environment, slum eradication, urban housekeeping, sustainable

development.

1.0 INTRODUCTION
The growth phenomenal of large urban agglomerations has become a global concern (Agbola, 2007).
Due to this fact, development planners and policy makers had directed their attention and concern at
the rapid growth of cities since the early 1960s. This concern was manifested in the devotion of Habitat
I conference in Vancouver Canada in 1976 and Habitat II in Turkey in 1996 with the goal of increasing
world awareness of the problems and potential of human settlements and to commit the world's leaders
to develop cities, towns and villages that are healthy, safe, just and sustainable (Waheed 2006; Omole
2003 and 2009).

Urbanization is taking place at different speeds in different continents. In Africa and Asia, the
proportion of city dwellers rose from 25.0% in 1975 to 35.0% in 1975, and a little more than 37.0% in
2010. Meanwhile, it is predicted that the figure will reach 50.0% by the year 2025 (Omole, 2009b;
Dimuna and Omatsone, 2010). The attendant problems of urbanization have become serious liability in
the continent of Africa. Vast increases in population rates and uncontrolled expansion of cities have

1
combined to produce a phenomenon of metropolitan explosions whereby accelerated growth of
city systems far outstrips community support services, infrastructures and amenities. The needs for
'rejuvenating' our cities is therefore becoming noticeable sociologically, psychologically, physically and
politically as the most visible and most essential tool to use in restoring the damaging effects caused by
rapid urbanization in our cities.

According to Omole (2009), Nigeria has one of the world’s highest urban growth rates (5.3%). The
deplorable conditions of our cities in Nigeria today are worrisome. This is as a result of many factors
such as uncontrolled growth in residential and commercial environment, inadequate urban management
and control policies, high rate of urban employment, high rate of crime, insecurity, violence and lack of
political will on the part of our policy makers. All these have contributed in no small measure to the
urban degradation and reduction in the quality of urban environment. This situation has manifested
itself in various forms such like congestion, overcrowding, emergence of unsanitary housing, failure of
infrastructure amenities and the general deterioration in the quality of environment leading to
proliferation of slums and other inhuman living condition (Omole and Olanrewaju, 2003; Owoeye,
2010).

The picture painted above is true of almost all urban centres in developing countries of which Nigeria
is one of the major culprits. The reason is not unconnected with the misplacement of priorities and lack
of faithful services by our leaders. However, the degenerating condition of our cities should be a major
concern to the government, individuals, corporate bodies and everybody. Having realized this, there is a
need to adopt a holistic approach to ameliorate the deplorable conditions of our cities in Nigeria. The
Urban Rejuvenation (or Regeneration) programme was conceived in American and Britain as a
remedial programme aimed to enhance the quality of living environment of our cities with a view to
give a new lease of life to urban residents (Annette, 1996; Maria, 2002; Omole, 2009).

2.0 PHASES OF CITY DEVELOPMENT AND GROWTH

Several studies on the stages of town development relate the phases of city growth with human
development (Lampard, 1955; McGee, 1971; Jones, 1964). Generally, five stages or phases are
identified to be prominent. As indicated in Figure 1, these phases include (1) the conception phase, (2)
the birth phase, (3) the developing or growing phase, (4) The maturity or optimum phase, and (5) the
decline phase.

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(1) Conception Phase Decline Phase (5)

Birth Phase Maturity Phase

(2) (4)

Developing or Growth
(3) Phase
Figure 1: Phases of City Development
Source: Urban Regeneration: Goals and Strategies (Omole, 2009b)

The conception stage is the inspirational stage or the thinking stage of the need for an establishment of
a town. Government could be the originator or prime mover of an idea to build or establish a new
town. The cases of Abuja, Ajoda new town in Ibadan are examples of this in Nigeria. Historically, some
settlements were conceived and ‘planted’ by powerful rulers. The city of Babylon in the 3rd century in
the land of Mesopotamia falls into this example. Many cities were built by Alexander the great in the 5th
century. Building of towns and settlements were common practices in Egypt, Rome and Greek in the
olden days. Most of the rulers and kings as at then were fierce warriors who ordered towns to be built
and moved the entire population from their original towns, villages and settled them in newly planned
towns which they built in different parts of their empires (Lampard, 1955; McGee, 1971; Arthur, 1977).

The second stage is the Birth stage. This is considered the bringing into reality of a settlement of dream
(Jones, 1964). The third stage is the Developing or growing stage. With increase in economic activities,
population via migration and natural increase, towns keep increasing until it gets to the optimal level.
The fourth stage is the Maturity or Optimum stage. This is the stage where, a city tends to match its
resources with the population to meet most of its functions. In reality, this stage looks more theoretical
in the sense that no city in the world seems to have adequately attain this status. Immediately after this
stage comes the Decline stage. This is a stage at which diminishing returns seems to start setting in. It is
the most terrible stage in urban development where diverse problems start manifesting, such as urban

3
blight, population increase and excess rural-urban migration, obsolete and insufficient infrastructure,
unemployment and poverty, low per capita income, insecurity and urban violence among others.

It is at this stage that people begin to ask questions like where are the town planners. What are they
doing? Who are the Architects and the Builders of this and that structure? It is at this stage that phrases
like urban squalid, urban blight, squatter settlements, urban sprawl, slum and others terms
become prominent and commonly used. In other to provide quick fix answers to these questions and
problems; there comes in the concept of Urban Renewal and its variance terms and terminologies like
Urban Rejuvenation, Urban Regeneration, Urban Upgrading, and Urban Revitalization among others.
The use of any of these terms or concepts is similar. They all work to provide a new lease of life for
urban residents.

3.0 PROBLEMS OF NIGERIAN BUILT ENVIRONMENT

The world urban population continues to increase very rapidly (Dimuna and Omatsone, 2010). From
United Nations Statistical Yearbook (1985), it was revealed that Africa experienced the maximum
growth rate of 2.7% during the period and Nigeria experienced 1.1% annual growth rate between 1963
and 1975 and as much as 2.5% between 1975 and 1991. The population continues to increase and
rural-urban migration continues in enormous rates. According to Dimuna and Omatsone (2010),
urbanization process in many developing countries particularly Nigeria has not been accompanied with
a corresponding supply of adequate housing, basic infrastructures and amenities. This has given birth to
the development of informal settlements and slums. Several studies on Akure urban development are
carried out by different scholars in this area, particularly the effects of slum environment on human
health. The link is extensively discussed in the work of Olanrewaju and Akinbamijo (2003), Owoeye
(2006, 2012), Falade (2010), Owoeye and Omole (2012a & b).

Another problem of our urban centres focus on inevitable result of what some scholars distinguish as
‘grown’ and ‘planned’ cities (Omole, 2009b). This manifests in disorganized congestion, decline,
dilapidation, blighted areas and slums. Another major contributor to urban decay is negligent urban
housekeeping, and irresponsible civic management that has enhances its spread. Dimuna and
Omatsone (2010) admit continuous neglect to mean physical decay of urban community if it continue
or be encouraged. Thus, obsolesces continue to stretch over the built environment with its consequent
degeneration to the city.

The deterioration of urban centres has been a process, not a willful act that may be corrected on
command or presidential fait. Consequent to this, there is need for proper process and stages to be
undertaken before meaningful rejuvenation can be effected. The purpose of urban rejuvenation has
been to provide safe and sanitary housing. In essence, the urban rejuvenation will attempt to rebuild

4
rundown areas of cities by removal of sore spots or blights affecting surrounding areas; save declining
areas and then restore them to sound condition.

4.0 EVOLUTION AND GOALS OF REJUVENATION CONCEPT

Rejuvenation (or Regeneration), as simply explained in biology, is the ability of a living organism to
grow a portion of its body that has been injured or lost. Plants may regenerate stems, leaves, and
flowers as long as their roots have not been destroyed. Some animals with simple body plans, such as
the hydra polyp and flatworm, can regenerate a complete body from small fragments of themselves.
Crabs can replace severed legs. Mammals can regenerate liver and blood cells, while other specialized
cells are replaced with scar tissue that does not regain the function of the lost or damaged tissue
(Microsoft Encarta, 2007). From this simple illustration, we can deduce that regeneration means form
again, recover from decline, replacing body part by new growth.

From the illustration in Figure 1, the fifth stage demonstrates the phase of urban development in which
rejuvenation becomes imperative due to the degradation. Urban areas are complex dynamic system.
They reflect many processes that drive physical, social, environmental and economic transition and
themselves are prime generators of many changes (Yang and Chang, 2007). No town or city is immune
from either the external forces that dictate the need to adopt or the internal pressures that are present
within urban areas which can precipitate growth or decline.

Urban rejuvenation is interplay between these sources of influence and more importantly, it is a
response to the opportunities and challenges which are presented by urban degeneration in a particular
place at a specific moment in time (McGree, 1971). It is an interventionist activity. For it to work, it has
to be taken to the level of private-public consensus. This consensus must exist with an established
institutional framework based on central objectives. It involves urban management, urban expansion,
new towns and satellite towns’ methods of arriving at the consensus.

In a nutshell, Urban Rejuvenation possesses notable features of positive and practical interventionist
activities. It is wide and all encompassing, dwelling on major issues as responses to economic, social,
environmental and political circumstances. It is a mean of determining policies and action designed to
improve the condition of urban areas and developing the institutional structures necessary to support
the preparation of specific proposals. Ball and Maginn (2003) identified three areas of partnership
useful for urban rejuvenation, which include (i) facilitating partnerships, (ii) co-coordinating
partnerships, and (iii) implementing partnership.

5.0 STRATEGIES FOR IMPROVING THE BUILT ENVIRONMENT

The issue of partnership in urban rejuvenation exercise is essential because studies and experience have
shown that even if governments have all the monies and technicalities without the support and

5
participation of the people, the programme may not succeed. While the concept of urban renewal is
popularly known for its five techniques or strategies namely redevelopment, rehabilitation, renovation,
conservation/preservation and economic revitalization; urban rejuvenation tends to combine the
physical components with that of economic and political consideration. Invariably the concept of urban
rejuvenation entails the physical, economic and political regeneration. In this wise, urban rejuvenation
can be described as a comprehensive and integrated vision and action that enables the resolution of
urban problems, which seeks to bring about a lasting improvement in the economic, physical, social
and environmental conditions of a degraded area. In this perspective, both the urban renewal and urban
rejuvenation tend to achieve the same goals, which are to: (i) give hopes to the hopeless in terms of
improving their living condition, (ii) give a new lease of life to the urban residents, (iii) improve
standard of living, which indirectly enhances the life span of residents, (iv) creating a befitting city with
aesthetically decent environment worthy of emulation, and (v) provide guidelines for measuring and
monitoring abnormalities in urban growth.

The problems of urban rejuvenation, as pointed out by Annette (1996) and Maria (2002) include
short-term, fragmentation, ad-hoc project-based without an overall framework for city wide
development and lacking of regional context. According to Ahianba, et al (2008); citizens cannot do
much in bringing remedy to decaying state of urban environments without collaborative efforts of
government. In this wise, governments at various levels must step in to help the citizens. Also,
international agencies need to assist as at when due, for even the spread of development for humanity.

6.0 PARADIGM SHIFT IN URBAN REJUVENATION STRATEGY

Wahab (2001) observed in the recent past that urban rejuvenation involved wholesale clearance has
been the commonest measure employed in Nigeria at eradicating slums. According to him, the
approach has become unpopular and counterproductive. He admits upgrading of defected settlements
to be much better as it involves the provision of better physical environment through the improvement
of sanitary facilities and infrastructures like safe drinking water, improved circulation routes, toilets,
school buildings, and waste management facilities. Omole (2000) and Owoeye (2010) suggest reasons
for the shift from redevelopment to less cost-demanding approach. Among such reasons include
dislocation of economic activities, problem of resettlement, break of social ties and family relationship,
high cost of execution in terms of compensation and redevelopment, problems of unemployment,
congestion and other socio-ecological vices at the place of resettlement. In view of this, however,
upgrading and rehabilitation of existing settlements, particularly the provision of basic services through
UBSP scheme becomes the preferred approach.

7.0 URBAN BASIC SERVICE PROGRAMS (UBSP) IN NIGERIA

The UBSP, as an integral part of urban rejuvenation measure, was conceived in partnership with the
Federal Ministry of Works and Housing and the United Nation Children Endowment Fund (UN1CEF)
6
aimed at enhancing the quality of life of urban poor. The ultimate goal of this programme is to
contribute to the alleviation of urban poverty both in terms of income generation and improved access
to basic services. The specific objectives of the programme are to:
(i) Strengthen the database of the urban poor;
(ii) Strengthen Government capacity to formulate and implement local programmes of action for
Low-income urban areas;
(iii) Promote community organization and enhance their capacity to design and implement
community action plans on the programme; and
(iv) Enhance income-earning capacities of low-income families in the target areas.

7.1 The Operation and Coverage of UBSP Scheme in Nigeria

To ensure a regional spread, the programme was implemented in six cities including Lagos, lbadan,
Kano, Kaduna, Onitsha and Port-Harcourt with a view to reach an estimated one million people in 72
slum and squatter settlements (Okoko and Omole, 2002; Owoeye, 2006 and 2012). The UBS program
is a result-oriented scheme with strong emphasis on community participation. Hence, it focuses on the
provision of essential services to improve the welfare and living conditions of programme beneficiaries
(the communities) as well as empowerment of these communities in order to make them self-reliant
subsequently. Unfortunately, Akure (Ondo State) was not so lucky to be picked as one of the pilot
survey. However, the present government in Ondo State has adopted the concept in addressing the
state of physical deterioration in most of major cities in the state. Her focus is majorly on markets,
hospitals, roads rehabilitation (with provision of essential furniture), and rural development schemes.
Examples of some of the projects under which the concept has been vigorously incorporated in Akure
(the state capital) include Mother and Child care hospital, Modern markets (with car parks, toilet
facilities and security post) at NEPA, Isikan, Old garage and Araromi; provision of road furniture like
bus-stops, street lights, road marks, work-ways and parking-lots as well as buses and taxis. Other efforts
made by governments include drainage construction and rehabilitations, employment regeneration
particularly to market women, channelization of Ala River, provision of Pay-as-You-Use Water
Scheme, access roads construction and opening up the blighted areas as well as rehabilitation of existing
ones. Some of these are shown in plates 1-6 below.

7
Plate 1: Community-based Bore-hole project provided by the State Government
Source: Photograph taken at the site, 2012

Plate 2: Mother and Child-Care Hospital at Oke-Aro Quarters, Akure

Source: Photograph taken at the site, 2012

8
Plate 3: Auto-Mart Station for Motor Dealers along Ilesha-Akure-Owo Express Way
Source: Photograph taken at the site, 2012

Plate 4: Mechanic-village Workshop along Ondo Road, Akure

Source: Photograph taken at the site, 2012

9
Plate 5: Ultra-modern Market with Car Park, Toilet & Security Facilities
Source: Photograph taken at the site, 2012

Plate 6: Roads rehabilitation with provision of parking-lots

Source: Photograph taken at the site, 2012

10
In Nigeria, Table 1 below shows the list of communities selected for UBSP scheme. In all the cities
selected for the pilot survey, areas of intervention in which the scheme have made serious impacts
include (i) organization and empowerment of selected slums and squatter settlements; (ii)
provision of functional health care; (ii) provision of potable water; (iv) improved sanitation through
construction of public toilets and provision of effective waste disposal facilities; (v) establishment of
child care/vocational training centres; (vi) improved access to micro-credit facilities; and (vii)
functioning community development organizations.

Table 1: Selected Cities (and Project Sites) for UBSP pilot survey
S/n Cities Communities Involved
1. Lagos (i) llaje-Bariga
(ii) Sari-Iganmu
2. Ibadan (i) Ayeye/Agbeni
(ii) Mapo-Eleta
(iii) Odinjo
(iv) Kube
3. Kano (i) Yamata
(ii) Tagari
(iii) Kwachiri
(iv) Jakara

4. Kaduna (i) Kafin-Guza

(ii) Ungwa-Kudu
(iii) Ungwa-Muazu
(iv) Hayin Banki
(v) Kabata Doki
(vi) Ungwa-Television
5. Onitsha (i) 33 settlement
(ii) Okpoko
(iii) Okpoko II
(iv) lyiowa I
(v) lyiowa II
(vi) Marine Beach
6. Port-Harcourt (i) Bundu
(ii) Elechi
(iii) Gambia Lane
(iv) Eagle Island
(v) Enugu Waterfront
(vi) Egede

Source: Urban Regeneration: Goals and Strategies (Omole, 2009b)

The following criteria made the selected cities in Table 1 qualified for their selection: (i) existence of
community associations in the affected area, (ii) the area in question have numerous unplanned areas,
lack basic amenities and have bad road network, (iii) poor sanitation with unkempt environment, (iv)
lack of essential facilities like hospitals, schools, water, electricity, etc; (v) dilapidated buildings and
overcrowded houses; and (vi) high population of vulnerable group (women and children), especially
street-working children.
11
8.0 RECOMMENDATIONS AND POLICY GUIDELINES
The preparation of Master Plans for Akure and other major towns in the state suppose to be the
starting point. Master plan is a guide to the development of cities for a predetermined number of years.
If this is not in place, then there is no basis for controlling development. The government should
imbibe the concept of Urban Basic Services (UBS) approach to city development rather than
wholesome demolition of towns for urban renewal. This approach should be targeted at poor
neighbourhoods, involving such projects as construction of new health and educational facilities,
physical development projects and provision of soft credit facilities to the poor. The approach has been
used in so many other parts of the world with positive results, which is believed that it will work in
Ondo State and other parts of Nigeria. The creation of Department of Urban Renewal in the Ministry
of Physical Planning is a good development. Yet, government should put in place a well articulated
framework for urban rejuvenation in the state.

The adoption of the Lagos State Urban Renewal Board Law (Cap 106 of 1991) is another
recommendation that can be of help in the efficient implementation of state government policies
programme on urban renewal and rejuvenation concept. If the state put this in place and allows it
to function properly, it will be easy to identify on continual bases areas of attention, draw up schemes
for renewal programme; and more importantly, able to secure fund from international organizations
like UNDP, UNICEF, UN-Habitat and others to support urban .development programmes in the
state.

Accessibility to some land-uses, particularly at the Central Business Districts (CBD) is problematic.
Studies have shown that one of the major causes of this is the indiscriminate parking. It is therefore
necessary for government to construct functional public car parks in strategic places, like the one
proposing behind the Akure central mosque. More is expected to be put in place in strategic places in
the city and other big towns in the state. This will easy traffic flow and reduce unnecessary traffic
holdup caused by indiscriminate parking as well as generate money for the government.

Decentralization of urban activities is another measure toward urban planning. All human activities
should not be located in one particular area as the case is with Alagbaka area of Akure. With this, the
present government is making concerted efforts in relocating some of these activities away from central
part of the city. Good examples are the construction of Auto-mart station for car dealers along Ilesha-
Owo express way and Mechanic workshop-village in the outskirt of the city along Ondo Road. The
effective implementation of the Nigeria Urban and Regional Planning Law (NURPL) is equally
recommended. This will put in place the establishment of more 'planning authorities' as a sustainable
management strategy to monitor developments with stringent control on private layouts and traditional

12
districts. This is because studies have shown that these areas have the highest percentages of illegal
structures in the state.

Lastly, the area of economic regeneration must be addressed by government with all seriousness.
Jobless people do not take care of their environment. They are distressed and economically depraved.
To wake them up, jobs must be created; not only white collar jobs but functional activities that will
engage the urban poor which will re-orientate them to have positive thinking about the improvement
of their physical environment. All these recommendations are there for government to take into
consideration if the full dividend of democracy is actually meant to be delivered to the people.

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