Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
URBAN RENEWAL: A NECESSARY TOOL FOR A SUSTAINABLE
ENVIRONMENT AND SOCIO-ECONOMIC DEVELOPMENT
Ibrahim, A.S Faila, Adamu , Aminu Bena,
Department of Architecture, C.E.S, Kaduna Polytechnic Kaduna Nigeria
ABSTRACT
This paper attempts to explain the concept of urban renewal, stake holders, strategies as well as
experiences at the International, National and Local levels. All tangible materials and
phenomena from which we derive benefit undergo certain degree of deterioration, damage, over
use or even exhaustion, thereby requiring rehabilitation, expansion, or redevelopment.
Rehabilitation involves repair and maintenance, while sometime the structure must be upgraded
to the standard required as a result of advancement or growth. Typical example is urban areas
which suffers all the above mentioned problems. These actions involve all strata of the society:
governments at all levels, corporate organisations, professionals, communities and individuals.
Kaduna state government in the last few years undertook renewal projects applying all the
methods according to the identified problems in various parts of the capital city – kaduna. Some
of the activities though small (in size and cost) like the construction of a thirteen metre (13m)
culvert and a four kilometre road linking two neighbourhoods made great impact putting new
and vibrant life to the environment and the community. The kaduna capital city is made up by two
local government areas- kaduna north and kaduna south where both the land and the
infrastructure are overstretched. To the north is Igabi local government which has the largest
land mass, while the south is bounded by chikun local government. This makes the expansion and
extension of the city possible.
INTRODUCTION:
Population growth and urbanisation as well as rural-urban drift always bring along with it an
increase in human activities; which include intensive production; land use changes and a high
demand for infrastructural facilities, utilities and services among others, leading to collapse of
existing infrastructure. Development of slumps, high rate of waste generation associated with
increasing human activities, coupled with poor road network, an ever increasing volume of traffic
within urban centres as well as poor housing, lack of adequate portable water contribute to the
deterioration of the environment and has in turn created additional challenges in urban
management. Urban renewal becomes imperative in order to arrest the decay of the
infrastructure/environment and building to transform the socio economic as well as the physical
development through redevelopment, upgrading and rehabilitation efforts.
THE URBAN AREA
The United Nations (UN) and UNCHS (2010) describe the urban area as a place which is central
to the demographic, economic and environmental challenges of the 21st century. The site, form,
structure and function of urban areas and their future growth are critical elements in the transition
to global sustainability (Saratu, 2014). Urban centres worldwide are perceived as centres of
excellence, opportunities where aspirations and desires are met (AdemiluyiandSolanke(2008).
Mobogunje (1980) posited that Urban Centres are more complex in terms of socio economic
activities and opportunities. Explaining further he stated that an urban centre is a place where all
opportunities abound which necessitate the taking place of rural-urban migration.
Oyesiku (1997) opined that Urban centres are places of economic strength, power, development,
innovation and modern culture. It is the point of concentration of socio-economic activities.
MEANING OF URBAN RENEWAL
Lexical meaning, to renew is to make as good as new, put new life and vigour into, to restore to
original condition. Technically, the term is defined by scholars in various ways:
Osuide (2004) defined Urban renewal as a planned attempt to transform the urban environment
through structured large scale control of existing urban areas to enhance both the present and
future operations of urban populace.
Zielenback and Levin (2000) described Urban renewal as the physical redevelopment of shattered
areas, an improvement of local infrastructure, the elimination of undesirable individuals or private
organisations and the creation of additional jobs.
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
Another definition is given in Wikipedia (2014) as the process where an urban neighbourhood or
area is improved and rehabilitated. The renewal process can include demolishing old run – down
buildings, constructing new, up – to date housing or adding in features like a theatre or stadium.
Urban renewal is usually undertaking for the purpose of persuading wealthier individuals to come
live in such area .
The Nigerian Urban and Regional Planning act (No. 88 of 1992) which is the legal and
administrative framework for physical Planning Development in Nigeria sees Urban renewal as
improvement of areas by way of rehabilitation, renovation and upgrading the physical
environment social facilities and infrastructure. This may be brought about by combined efforts
of the residents of the area concerned, the control department and any statutory body.
From the above definition therefore, Urban Renewal, is a conscious effort aimed at arresting the
decay of infrastructural facilities and buildings through redevelopment rehabilitation
replacements and up – grading to improve and invigorate the quality of the socio economic and
physical environment.
WHY URBAN RENEWAL
According to (UN – Habitat 2008) coast cities in Africa are the most developed Urban Areas in
the region which has influences on the high concentration of residential, educational industrial
and commercial, infrastructural and military facilities. Babanyara Usman and Saleh (2010) stated
that about 45% of the Nigerian population live in Urban Settlements.
Aluko and Gbadegensin (2010) projected that by 2020, the Nigeria Urban population will
increase to about 68%. They posited that Nigeria, which currently has one of the highest levels of
urbanization in the world, has continuously experienced environmental degradation,
infrastructural and urban decay, flooding, etc. The increased number of aged building in most of
urban centres such as Lagos, Ibadan, Kano, Port-Harcourt and Kaduna has also increased the
demand for urban renewal across the country. Moreover the infrastructural gap between urban
population and the environment has continued to widen given rise to a gradual but steady
development of slums within urban centres in Nigeria.
Slums:
Are generally characterised by poor accessibility, inadequate parking facilities, poor drainage and
sewer system, lack of open spaces, dilapidated buildings without adequate sanitary facilities, poor
waste disposal system, poor road networks as well as poor health condition. Slums are also often
associated with overcrowding, juvenile delinquency, high crime rate and other social vices.
URBAN RENEWAL STRATEGIES
The most recognised strategies of urban renewal are listed by Belchin and Chieve (1977 Pp. 74 –
123).They are; Filtration, social planning, the boot strap strategy, replacement, guiding Urban
growth through investment and local government strategy.
Filtration is based on the out migration of house hold and employment, followed by the learance
and redevelopment of vacated sites.
Social Planning which is described as being secondary to physical and economic planning.
Social planning focuses on people rather than on urban space or property and should first involve
the analysis of the basic causes of deprivation as a prelude to the need related policies.
The boot – strap strategy entails rehabilitation. And is mainly confined to housing. It does not
(or should not) always result in displacement of occupants and is often considered to be less
costly than redevelopment.
Guiding urban growth through investment. This method combinesi the replacement strategy
with market forces. Areas are initially ranked according to their renewal potentials. Related
infrastructure might be improved and private investment attracted. The strategies above can be
summarized into three broad activities these are redevelopment, rehabilitation and upgrading.
Redevelopment entails the clearance or demolition of old and run down structures and the
construction of new up – to – date building.
Rehabilitation emphasises the repair and proper maintenance of buildings and infrastructure as an
aspect of regeneration. Rehabilitation reduces the need for urgent redevelopment as well as
improves the condition of the built up environment.
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
Up-grading entails the provision of facilities to improve the living condition of the people. The
provision of a clinic, play ground or theatre are meant to improve the social condition of the
people.
HISTORY OF URBAN RENEWAL
The concept of urban Renewal as a method for social reform can be traced back to the earliest
days of urban development and was noted by those who witnessed the overcrowded and poor
sanitary conditions of the urban poor in the 19th century in London, New York, Paris and other
major cities of the developed world affected by the industrial revolution (Holcomb and
Beauregard, 1981). It involves the relocation of businesses, the demolition of structures, the
relocation of people and the use of eminent domain as legal instruments to take private property
for city initiated development projects (Saratu,2014).
The process has a major impact on many urban landscapes, and has played an important role in
the history and demographics of cities around world.
The components of urban renewal include city expansion, redevelopment, comprehensive road
development, redesigning and beautification of settlement layout, upgrading of facilities and
public goods and services, repairs, construction and siting of drainage system within an urban
centre and enforcing slum upgrading and city development.
EXPERIENCES:
INTERNATIONAL: A CASE STUDY OF CITY WITHOUT SLUMS IN CAMBODIA
The Cambodian government opted for a twin track approach to handle issues of slums especially
in phononpenh, its capital. The first is to improve the unacceptable conditions of the people living
in slums and various unauthorized settlements. While the second was to urgently create
conditions in which all sections of the urban society especially to enable the poorest and most
vulnerable to have access to legal, affordable and appropriate shelter in ways that prevent the
need for future slums and unauthorized settlements development (payne 2005). The Cambodian
government introduced a City Development Strategy, Community Based upgrading and a project
on security of tenure for residents of informal settlements in phonon penh. The projects were
undertaken between 2003 and 2004, supported by the Cities Alliance, GTZ and UN-habitat.
The tenure problems addressed have helped to put a stop to forced evictions which were hitherto
carried out on regular basis. In addition, the authorities undertook a regulatory audit of planning
regulations, standards and administrative procedure to identify options for reducing the cost of
new local housing development and thereby reducing the need for informal settlements in the
future. The audit confirmed that many of the planning regulations determining acceptability were
based on conditions applicable Cambodia was a French protectorate and there was no significant
pressure on land. The gap between regulations and realities has inevitably been filled by the
people themselves and land not allocated for productive use has been extensively settled
throughout Phonon penh. As a result, only a small proportion of the population even attempted to
follow unofficial procedures.
THE NIGERIAN SITUATION
The problems here with Nigerian urban centres are overcrowding, dilapidation and
disorganisation. Slums which are caused by rapid urbanisation, poverty, inadequate urban
housing supply, lack of repairs and housing maintenance, characterized by deplorable living
conditions with poor land use planning, inadequate social services, having most of the occupants
living below poverty level thereby making the area susceptible to havocs like communicable
diseases, floods, fire outbreaks and violence.
RAINBOW WORLD URBAN RENEWAL-PORT HARCOURT
While many people cannot afford food and cloth, only the privileged few can boast of roof above
their heads (the three basic human needs). The situation of housing need in Port Harcourt, Capital
of Rivers state is worse due to the teeming population as a result of the influx of expatriates and
other Nigerians into the “hub of the hydrocarbon industries in Nigeria”. The urban renewal policy
of the government focused on adding value to the slum settlements in Port-Harcourt hence the
emergence of Rainbow World project in 2007.
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
Rainbow World Urban renewal project is the sprawling Housing estate in Port Harcourt is
described as Nigeria’s flagship urban renewal project and the largest construction site in subSaharan (Arc. Chima Ucheya, 2014).
The project is located within strategic proximity to the robust and vibrant Trans-Amadi business,
industrial area of Port Harcourt. The ambitious programme was conceive with a range of good
quality 1,181 residential unit creatively located in terraces, detailed homes and 25 high rise
condominium tower. This unit addressed various lifestyles and family sizes with 2 and 3 bedroom
condos 4-bedroom terraces and 5-bedroom duplexes, all en-suite and with domestic aid quarters.
The Rainbow World project is creatively designed to offer a total wellbeing experience. The
master plan reflects some of the live – work- play ideals of the new urbanism communities
worldwide.
This project has gained a global recognition as evidenced by a profile in the international
edition of FORTUNE magazine 2013 Investors guide (Saratu, 2014).
HISTORY OF URBAN RENEWAL IN KADUNA STATE
Kaduna town was established by the colonial administration of Lord Lugard in 1917. It is one of
the few cities in Nigeria that were planned before their establishment. Others are Port Harcourt
and Abuja. The planned area of the town which was reviewed in 1967 comprises the present
Kaduna north and Kaduna south local government.It also served as the capital of Northern
Nigeria. However, due to influx of the people searching for greener pasture, more villages outside
and around the town grew and got integrated such that parts of Chikun and Igabi local
governments to merge into Kaduna metropolis. This led the town to grow beyond the prediction
of the 1967 master plan and thus necessitated the commissioning of its review on one hand and
the production of a new one the eastern part of the town on the other. It also led to overcrowding,
over utilization of facilities (inadequacy) and the development of illegal (private layout)
settlements and slums. The situation was further compounded by the 2000 crisis which made
people to move en-mass from northern part of the city to the south and vice – versa. Therefore it
became necessary for government to intervene by using the urban renewal tool (Saratu, 2014).
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
PRESENT URBAN RENEWAL EFFORTS
In-between the reviews and based on the provisions of the master plan, urban renewal programme
were and are being implemented in order to cure, prevent and protect the town from the affliction
of slum and blight for effective, functional and sustainable socio-economic activities of its
inhabitants. These were achieved through the following Government Agencies/ Persons;
a. Kaduna State Urban Planning and Development Authority
b. Kaduna State Public Works Agency
c. Kaduna State Environmental Protection Agency
d. Ministry of Lands, Surveys and Country Planning
e. Ministry of Works and Transport
f. Ministry of Rural and Community Development
g. Local Government
h. Federal Government
i. Water Board
j. Power Holding Company of Nigeria
k. Traditional Rulers
l. Consultants /Contractors and
m. Community
We wish to examine the Kaduna Urban renewal programme under the following headings;
a. Strategy
b. Funding
c. Implementation
d. Notable achieved goal
STRATEGIES
Kaduna State Government adopted a twin prong approach to urban renewal, that is, city
expansion and a combination of up-grading and rehabilitation of infrastructural facilities.
The city expansion consists of the design and implementation of the new millennium city and
attract investment into housing and the provision of social and economic infrastructure.The
bridge
linking
Danbushiya
community
and
Unguwan
rimi.
In this regards, therefore, the new dual carriages way known as Yakowa Way from Gobarau Road
Junction in Kaduna North Locals Government to link the Kaduna – Kachia Road at the N.N.P.C
Junction in Chikun Local Government was constructed. A specialist Hospital is currently under
construction as well as a housing project which was initiated by the Kaduna State Development
and property company (KSDPC).
Private companies have been allocated land for the purpose of housing development and
related infrastructure.
Upgrading and rehabilitation of existing infrastructure on the one hand and the collaboration
with the private sector on the other. The purpose of the collaboration is to open up new areas and
provide alternative layouts for development by individuals and groups. In this regard three (3)
Public Private Partnership (PPP) layout were approved while twelve (12) are been processed
within the last five (5) years. On the part of government, Eight (8) new layouts have been
approved while three (3) are still been processed. All the above layouts are at different stages of
implementation. (Saratu,2014).
FUNDING
Funding of Urban Renewal programmes in the state and especially within Kaduna Metropolis is
provided largely by the State Government. Other sources of funding include;
a. Donor
Agencies, Federal Government, Local Government & Communities
IMPLEMENTATION
Urban Renewal activities in Kaduna Metropolis implemented by the State Government are as
follows;
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
a. New Road Construction (66.1Km) in various districts within the Metropolis.
b. Rehabilitation/Resurfacing(7Km +).
c. Bridges / Culverts
4th Bridge Across River Kaduna (Phase II), Hayin Danmani Bridge, Romi – Karatudu Bridge
Sources: Ministry of Works and Transport 2014
a.New Layout (Government)
– Residential layouts at Unguwar Hazo, KADP Quarters, Filin shanya Tudun Wada (all High
Density), Malali Water Works (Medium Density), Mixed Land Use Layouts at Buwaya,
Kudensa, Sobawa, Fourth Bridge and, a Commercial (Office) Layout at LGEA Primary School
Maiduguri Road by Constituition Road
b.New Layout (Public Private Partnership)
–Residential Layouts at Kutungare Village along Airport, Dankauda village, Katabu Maraban jos,
Sabon Birni, Kauya village Airport road, Gidan dogo village Afaka district (all in Igabi Local
Govt Area). Others are Chief B M Auta Layout Maraban Rido, Karji village, Nariya village,
Unguwan Shanu Damishi, Kakau village along Abuja road, all in Chikun Local Govt Area.
Sources: Kaduna State Urban Planning and Development Authority (KASUPDA).
In addition to the aforementioned facilities and utilities provided for the improvement of the
living condition of the residents of Kaduna include electricity, pipe-borne water, bore-holes,
schools, hospitals and even beautification exercises such as roundabouts depending on the
identified need/problems.(Saratu,2014)
NOTICEABLE ACHIEVEMENTS .
THE UPGRADING OF ROMI SETTLEMENT
The Romi settlement is located within the Television District of Chikun Local Government Area.
It is bounded by the Command Secondary School and the Nnamdi Azikiwe Express Way, to the
north east is the Kaduna Polytechnic Western Bye Pass Campus.
Before the year 2000, the settlement was poorly developed with a very low population there was
no electricity supply, while the only access road linking it with the rest of Kaduna city was in
poor state without drainages. Due to the condition of the road, movement to and from the
settlement was difficult as the road attracted only old buses.
The housing condition was poor, made up mainly of single tenement rooms also known as face
me I face you building types, most of the buildings lacks descent kitchen and toilet facilities,
social facilities were generally lacking.
By the year 2004, the Kaduna State Government began the up-grading of facilities in the area.
The road linking the settlement with the rest of Kaduna city was constructed; electricity supply
was extended to the settlement .because of the two projects, the population of the settlement
quickly rose significantly.
The Government responded by revoking the Certificate of Occupancy to the land earlier allocated
to the Power Holding Company of Nigeria(PHCN) and subsequently percelled it into smaller
plots for mixed land uses. The land is currently about 95% developed. Similarly the layout
adjacent to the PHCN was revived.
Currently the community is better organised as new access roads have been created, graded and
earth surfaced while plots have been laid out through private efforts.
New and modern houses have been constructed by individuals with house hold sanitary facilities;
The settlement now has a petrol filling station, hotels and other relaxation spots;
Private nursery/primary and secondary schools have been established;
The settlement has expanded. Ther is the Romi main and rhe Romi new extension.
The Romi new extension is now being linked to Karatudu area of Gonin Gora by an access road
and a bridge.
FOURTH BRIDGE
(A)
SITUATION BEFORE 2011
 No bridge was in existence it was purely a large farm land with scattered villages, canoes
were used to cross over;
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.

No drainage high level of erosion;

No economic activities except subsistence farming;

Poor standards of living;

Lack of electricity and pipe borne water; and

The one lane road constructed by NNPC to serve their water intake plant was dilapidated.

(B) GOVERNMENT INTERVENTION
Construction of a standard dual carriage bridge;

Construction of a dual carriage road of about ten kilometres (10km) that connects Kaduna
North and Chikun Local Governments;

Construction of culverts and drainages along both sides of the road;

Introduction of electricity and pipe-borne water; and

Preparation/processing of both government and private layouts

(C) NOTICEABLE IMPROVEMENTS
Making movement to and from Kaduna city centre easier and quicker;

Easing traffic congestion on Kachia road Junction road;

Opening up of the area for mixed development;

Springing up cattage industries; and

Adding value to land and landed properties.

DAN MANI, RIGASA DISTRICT IGABI LOCAL GOVERNMENT
(A) SITUATION BEFORE 2011
One lane low level bridge being used during dry season;

High incidence of erosion along the major road;

Poor housing condition;

Low value of land and landed properties;

General poverty due to lack of economic activities;

Lack of facilities and services;

No direct accessibility to Kaduna town especially during the rainy seaason;

Inability to develop government layout s (2nos);

Lack of electricity;
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.

Insanitary condition;

Lack of portable water;

High rate of crime; and

Inaccessibility to educational facilities.

(B) GOVERNMENT INTERVENTION
Construction of a standard bridge;

Construction of 4.3km asphalt road;

Building of side drainages and culverts;

Introduction/extension of electricity;

Provision of 3numbers bore-holes; and

Building of a police outpost

(C) NOTICEABLE DEVELOPMENTS
Ease of transport and linkage to Kaduna town;

Increase in value of land and landed property e.g a high density plot that was sold
between 200 and 250,000 naira in 2010 is now being sold at 1.2m - 2.0m naira;

Cottage industries such as welding bakery, refrigeration, e.t.c are now springing up.

Private schools are also being established (2nos);

One of the two government layout is almost fully developed;

The gully erosion along the major road road have disappeared;

Increase in size of settlement which result in another creation of village head; and

Commercial outfits like petrol stations, cements depots, provision stores e.t.c. are now
springing up.
CONCLUSION
Urban renewal programmes and policies have become imperative due to the high rates of
Urban growth in Nigeria.
Organisation is good for economic development because of its high attraction to large
projects and prospects for investment. However government must be able to balance the
social, economical and environmental needs that such developments attracts.
A conscious and sustained socio-political agenda on the part of government, commitments
and informed civil society are pr requisite for the ability of the populace to accommodate the
change that is often characterised by systematic urban renewal programmes. Kaduna state
government has recognised the need of citizens/private sector participation in the provision of
basic urban infrastructure that is why it formulated the policy of public private partnership in
Proceedings of The International Academic Conference on Sustainable Development Vol. 2 No.6 November, 13-14
2014- B.U.K. Lecture Hall, Old Site, B.U.K. Road, Kano.
the land development programmes, this will facilitate planned urban growth in all its urban
areas, reduce poverty and promote local governance.
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