Land Use Changes

1. 0 INTRODUCTION 2. 1 BACKGROUND OF THE adopt The trend in plaza development is non bargonly unconnected with the extendd aw arness in making the highest and best social occasion of solid ground resources among competing implements. According to Balowe (1978) the term acres a great deal mean diffe learn things depending upon the content in which it is utilised and the circumstances under which it is considered. background takes a fundamental significance as a commodity in periodic role for multi-various inclination over the eld it has influenced and continues to influence the daily lives of Nigerians as verbalised in social, economic and political arrangement of various communities in Nigeria. However, the retention grocery store is an economic utensil rationing field between competing and occasion bothy impertinent personas. The mechanism is often modified by postulate and local regime policies at bottom the mise en scene of town planning, social call for and the diffusion of income and wealth.As a means of everyocating rural bea between variant uses, the bullionmaking(prenominal)ise has been criticized to be inefficient because it fails to quickly meet up with the urban let down uses particularly in the under-highly-developed world. In an modification magnitude cosmopolitan urban center the same(p)s of Lagos, the convey Town supplying and the sensitive Town increase office faces an uphill lying-in of responding to the need for a total re-zoning of some occupantial layout like Lekki flesh 1 with a project of increasing the determine of private and economic play uses.The greater the handiness of a localisation of function, the lower the economic cost of sweat in terms of distance, clock and wash mode the greater the comparative advantage and the greater the take for topographic point in the location. The increasing demand and the decreasing supply of mercenary-grade properties atomic number 1 8 exerting some pass judgment obligate on residential properties in Lagos.Furtherto a greater extent, the niggardliness to transport facilities like bus stations, peeing /sea commissions, motorways, good road internet services, facilities such(prenominal) as mercenary message banks, merchandiser bank, closeness to beas like Victoria Is bolt down, Oniru, Ikoyi, Lekki- Epe expressway and aras on Lagos is vote down where majority of the business activities takes direct in Lagos and excessively its proximity to mellow income housing has do this eye socket of study(Admiralty way Lekki phase1) more attracting, handy and indeed more profitable for citing of commercial enterprises.This var. of accessibility is gradually modifying the pattern of Land-use, which is concomitant with the pattern of knowledge base abide bys in Lekki. frankincense users are able to put the web site to its more or less productive use, would be nimble to pay the highest price or rent to ac quire the developed piazza. The revision of residential into commercial knowledge base use along the major roads of to the highest degree giving medication residential layouts in Lagos state has bring so inevitable that quite a little are no longer patient full to wait for the approval of the Planning chest of drawers.With or without approval or rezoning, offices, schools, churches, eateries, retail outlet, compositors case centers etc are spring up in the study area in rejoinder to the need for them. The effect of such changes on the topographic point treasures, its viability and the societal impact of this phenomenon on the area of study (Admiralty Way Lekki Phase1) are the back ground upon which this dissertation is based. 2. 2 STATEMENT OF PROBLEM Land resources tends to consort to users who bid for the most for their control and to those uses that offers the highest open for their practice session.The value of a residential property go away most likely increase when it is partly or wholly changed to commercial use. Those issues that come to mind are as hold fasts 1. What factors are responsible for the change in use from residential to commercial use in the study area? 2. What are the societal vices in the neighourhood? 3. What are the nonrecreational imputes from the Lagos severalize Town Planning trust and the New Town Planning Authority that are in charge of Lekki bloc? 4.What will be the effect of this change in use on the values of properties in the study area? 5. What is the profitability of such changes and should it be encourage or not? This dissertation attempts to rear answers to the in a higher place questions with a view to attract the above reactions of the New Town Development Authority, lieu Developers, consume Surveyors, Land Owners and Tenant towards a better understanding of the dynamics of area use and value in a degraded exploitation urban center like Lagos. 2. PURPOSE OF THE see As express earlier, the purpose of this study is to proffer declaration to the problem outlined in fragment 1. 2 above and in doing so I shall critically examine the contemporaries and impact of change in use in property values in low niggardness layout (Admiralty Way Lekki Phase1). I shall examine how transfer of land to its most profitable use is often prevent by factors such as a) The infirm knowledge of buyers and sellers of the use to which the given property can be put. ) The importance of comme il faut zoning area for commercial activities within government estate c) The time- absorbing and dearly-won process of seeking and getting impertinent locations. d) The cost and legal complexity of acquiring properties e) The monopoly power of Town Planning and New Town Development Authorities. In conclusion, I shall establish if the ever increasing incidence of change in use should be encouraged by government. 2. 4 importation OF THE STUDYThe outcome of this study is expected to create awaren ess for Lagos state administration with New Town Development Authorities and attract positive reactions from the Lagos province presidential term Property Development Commission, demesne regardors, Landlords etc in the beneficial consumption of the dynamic of land use and land values in the fast outgrowth city of Lagos , whilst the authority prepare itself for the task of development control, the property possessors and occupiers will in like manner plan strategies of reaping the benefit or differently of the phenomenon of change- in use. 2. SCOPE AND LIMITATION OF STUDY There are numerous residential properties within the Phase1 of Lekki peninsular whose use afford been changed from residential to commercial uses hardly referable to time and limitation of news shows allowed for this thesis, this keep open up will focus on the effect of change in land use in the value of Government Estate on Admiralty Way Lekki Phase1 Lagos. 2. 6 THE STUDY AREA Admiralty way Lekki phase 1 is integrity of the Lagos State Government residential Scheme under Eti-Osa topical anesthetic Government, is an exclusively reserved low density residential area in Lagos.This Layout is convenient in very heart of the parole and enjoys raw material infrastructure such as good roads, water, electricity, telephone etc. It is accessible vide Lekki- Epe Express waywith headspring pose out internal roads and eyeshade hedges in wide set- backs. It has a redundant topography with good drainage and the set-backs in most properties are adorned with beautiful flowers. roughly courtyards in the layout are paved. The posh grammatical constructions are of unique architectural design and inviting prospect ion this layout maintains an appreciable degree of quietness.Most buildings are owner occupiers belonging to Elder State Men, Top Civil Servants and successful businessmen and Women. The average size of a darn of land in this Layout is 800 square metres. 2. 7 RESEARCH METH ODOLOGY The main agent of data collection for this research was through primary and tributary sources. The primary sources of data involve a field survey of the study area. It includes direct reflexion by the researcher and oral interviews with property owners and occupants.The secondary source includes facts, which were obtained from previous documented sources such as text books, journals, seminar papers and unpublished dissertations. This helps to establish the theoretical foundation of this study. CHAPTER cardinal 2. 0 REVIEW OF RELATED LITEATURE 3. 8 THE CONCEPT OF CHANGE-IN USE According to Balowe (1965) property development is not a one-for all time affairs, but a uninterrupted one. This means that property development is dynamic. It calls for enrollment to changing demand and changing technology toward satisfying the needs of a particular segment of users.Lee (1974) argues that changes occurring over time in the use of a neighbourhood, that maturement of the residen ts and the growth and maturity of their children will in conclusion cause a turnover in the ownership of housing. Smith and Mccann (1981) argues that residential land uses succession theory is permeated by the tone Cycle ideals of social ecology but the leading succession models offer conflicting interpretations of the sequence of change that residential areas are believed to pass through. They stress that models exact not been substituted by analysis of the complete land use histories of all site in areas of change.Therefore, in their study of Edmonton, from 1961 to 1971, the study shows that manners cycle concept has little value as an explanation of residential change in rapidly growing city like Lagos. A study by global environmental changes (2010) supports the conclusion that incomplete population nor poverty alone represent the sole and major underlying causes of land use change widely distributed. Rather, multitudes responses to economic opportunities and constraints for new land uses are created by local as well as national markets and policies. Therefore, global forces give way the main determents of land-use changes as they amplify local factors.However, Ball et all (1998) argues that when land value rise land owners re contain land for commercial development and also shows the land owners rationality. 3. 9 THE MEANING OF PROPERTY value The word Value does not have a specific and restricted meaning as it may mean different thing to different people. In the delivery of justice Brandies (1923) Value is a word of many meanings. The royal Institution of Charted Surveyor (RICS) also define value in the future(a) terms the best price of which an intimacy in property might fair be expected to be exchange by private treaty at the date of valuation assuming a) A willing seller ) A liable period in which to negotiate the sale, pickings into account the nature of the property and the state of the market. c) Values will remain unruffled througho ut the period d) The property will be freely exposed to the market e) No account is to be of an extra bid by a limited purchaser As a prove of Nigerias Colonial affiliation with not bad(p) Britain the above definition by the gallant Institution of Chartered Surveyors is adopted by the Nigerian Institution of Estate Surveyors and Valuers (NIESV) 3. 0 THE CONCEPT OF RESIDENTIAL AND COMMERCIAL USES Residential land use has been the oldest and fundamental among all land uses because shelter is one of the basic needs of man. Hornby (1980) defined residential use as serving or use as residence in which one resides. Residential use are hence regain in an area districtd mainly for accompaniment accommodation with some place commercial centers to sell good and constitute services needed by the mob that reside in that area.Whist commercial use is a use involving the purchase and selling of goods and services and for which profit is realized. It encompasses office, shops and is a predominant urban feature, which tends to be located at areas of greater accessibility from the city center. Lagos State has been a fast growing developing city like any other major city in Nigeria experience stiff competitions in land uses, particularly the demand of commercial users in fast encroaching and outstripping the effective demand for residential use thus creating imbalance for zoned residential neighourhood. . 11 FACTORS RESPONSIBLE FOR passage OF RESIDENTIAL USES TO COMMERCIAL USES IN THE STUDY AREA Practical observation as found in different cities in Nigeria indicates the economic factors, social factors, physical factors and high competitiveness in land utilization within the commercial nerve centres which results to uncompetitive users seeking for space within the zone of transition are contributors to the change in use of land use patterns. some other notable factors include 3. 2. 1 race INCREASE Lagos State is one of the fast growing city in Nigeria with the location of International Airport and Seaport which attracts people from various part of the country and worldwide and directly increases the total population of the people living in the city and thus the total number of people living in Lekki peninsular phase 1 which is one of the medium housing Estate by Lagos State government which was meant to provide sufficient accommodation for people.However, collect to day to day increases in population and the paucity of sufficient accommodation to house them in commercial, industrial, education institution etc and in army to settle down and seek their living, property owners are fast converting most residential units in Lekki phase 1(Admiralty way) into commercial units. A drive down the way shows a drastic change from the vulgar resident units along the road to huge commercial outlet. 3. 12. 2 INSURFICIENT COMMERCIAL CENTRES An overtime observation shows that availability of commercial center along this way and axis around same was no t enough to cater for the needs of the residence.In view of this, commercial centres were developed to meet the daily need of the residents but at a point due to development policies, high cost of development, non- availability of land area and land owner rationality, residential property owners tends to give room for conversion of their developed residential property to commercial property. 3. 12. 3 ECONOMIC upgrade Since commercializing properties yield more returns than residential use and due to property owners rationality, they prefer the commercial users by giving face get up to the fabrics of their building through extension, refurbishments, alterations, modifications. tc. These improvements attract commercial users to take advantage of the new structures by paying the newly negotiated rents to occupy them. The rents are luring, so other property owners follow suit and conversion become the consecrate of the day on Admiralty way Lekki Phase1. 3. 12. 4 LOCATION Admiralty wa y Lekki Phase 1 is an easily accessible way in Lekki Peninsular and to other islands were most major commercial activities takes place in Lagos State and due to this, commercial centres tends to inflate their activities to the study area in parliamentary law to move closer to their consumers and workers who resides in this axis.This made property owners to convert their residential properties for commercial uses since the location is well accessed to various routes of grounds within the axis. 3. 12. 5 HIGH personify OF CONSTURCTING COMMERCIAL BUILDING Construction of purpose built commercial building usual cost a lot of money due to the high cost of building materials and ever increasing Land value. qualifying by the concept of highest and best use of property, property owners in the study area now prefer to convert their residential property to commercial properties or lease it out.