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THE EFFECT OF SLUM ON PROPERTY VALUES IN ASABA METROPOLIS OF

DELTA STATE

Article · August 2016

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 British Journal of Environmental Sciences
Vol.4, No.3, pp.17-33, August 2016
___Published by European Centre for Research Training and Development UK (www.eajournals.org)
THE EFFECT OF SLUM ON PROPERTY VALUES IN ASABA METROPOLIS OF
DELTA STATE
Okafor B. N1 and Onuoha D. C2
1
Department of Estate Management, Faculty of Environmental Sciences, Nnamdi Azikiwe
University, P.M.B. 5025, Awka, Nigeria.
2
Department of Environmental Management, Faculty of Environmental Sciences, Nnamdi
Azikiwe University, P.M.B. 5025, Awka, Nigeria.

ABSTRACT: jUrban degradation is caused principally by urbanization process, however,

most of the environmental problems in Asaba metropolis suburbs result largely from its
unplanned land uses, swampy nature of built areas and weak development control. Other
critical problems that bother minds also include lack of open space, poor management of flood
channels and substandard housing. This paper discuses the possible intervention strategies in
the regeneration effort of Asaba slum area. The research method which is both narrative and
statistically descriptive in nature enables the author engage in a detailed literature study of the
chronological development of Asaba metropolis with view to determining how the city came
about the current level of degenerating infrastructural facilities. The study found that the
principle of cooperative leadership by government at all levels is fundamental to making
important difference in qualitative development controls of the study area. It however
concluded that the duo role of the public and traditional power structure of the community
leaders must be involved in the conception and implementation of Delta State environmental
planning programmes.
KEYWORDS: Effects of Slum, Property Value, Environmental Problem, Development
Control, Nigeria

INTRODUCTION
Most housing decay and deterioration comes in various forms and their existence is more
evident in densely populated parts of the city. Some of the characteristics of slum include
inadequate and deficient facilities obsolete buildings, filthy environment, etc. Much concern
was been shown about the problems of the slum areas particularly on the level of decay
exhibited by such areas and the plight of the low income households which dwell in them, this
put lives and health of the residents in danger.
Asaba experienced a large rapid population growth because of the influx of people from
different part of the east as a result of the development from the colonial era, hence houses
constructed of hands materials sprang up all over the settlement. Thus, the area is crowded with
poor housing structures most disorderly located. The settlement has now grown and developed
in an unplanned manner resulting in the deterioration of the values of the property and social
status of the estate environment.

Statement of the Problem

Asaba is characterized by slum, where the structure are blighted, high level of occupancy
mostly low income group, overcrowding, under supply of public amenities, bad roads, this is

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the basis for this research work, trying to examine the effects of slum on the values of property,
located there and also to show or establish that slum development is the major setback in urban
growth/development.

Aim and Objectives of the Study

The aim of the study is to examine the effects of slum on rental property values in Asaba. To
achieve this aim, the following objectives were raised, they are:
a. To identify the causes and effects of slum on rental property values in the study area.
b. To establish the negative and positive effects of slum on rental property values in the
study area.
c. To establish whether slum environment makes investment in real estate and property
market transactions, a viable venture.
d. To then recommend the best and possible strategy towards eradicating the slum of
Asaba area and hence create a suitable environment that will enhance the property value
in the areas.

LITERATURE REVIEW
According to literature, the earliest use of the word ‘slum’ is reported as having occurred in the
year 1812 and the introduction of slumming as a fashionable pursuit in 1884. Going by history
Britain was affirmed the first country to have formed a definition under section 1 of the Housing
Act, 1930 for administrative purposes.
The UN-Habitat (2007) simply defined slum as “a heavily populated urban area characterized
by substandard housing and squalor”. This straightforward definition reflects the essential
physical and social features of slums. Generally, slums in the traditional sense includes housing
areas that were once desirable but which deteriorated after the original dwellers moved on to
new and better parts of the city. The condition of the old homes declined as they were
progressively subdivided and rented out to lower income people. A slum is also a heavily
congested and often poorly built temporary human settlement, mostly with no security of tenure
and prone to antisocial activities, which is characterized by a shortage of safe drinking water,
inadequate power supply, lack of proper sanitation and scarce medical and social facilities. The
settlements are mostly erected using plastic sheets, mud walls, tin sheets or cardboards which
often leak during rains and are very risky in case of fire outbreaks. These settlements are also
destroyed by local authorities or land owners at frequent intervals. The narrow and winding
paths of slums provide a favorable environment for criminal and antisocial activities because
the area becomes almost inaccessible to security forces. Chasing and capturing criminals in
slums is difficult, as they have better knowledge of the escape routes and hideouts. Utilities are
mostly non-existent and there are often pools of stagnant dirty fluids along with rubbish dumps.
The drainage system is open and poorly maintained and that often mixes with drinking water
due to leakages in pipes. This exposes the residents of slums to various ailments and diseases.
The definition also encompasses housing areas that were once respectable or even desirable,
but have since deteriorated, as the owners have moved to new or better areas of the cities. The
quality of dwellings in such settlements varies from the simple shack to permanent structures,

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while access to water, electricity, sanitation and other basic services and infrastructure tends to
be limited (Alagbe, 2005).
A slum household is a “group of individuals living under the same roof that lack one or more
of: access to safe water, access to sanitation, secure tenure, durability of housing, and sufficient
living area.” (Uduak, 2009). Slums have come to include the vast informal settlements that are
quickly becoming the most visible manifestation of urban poverty in developing world cities.
Such settlements are known by many different names and are characterized by a variety of
tenure arrangements. In all cases, however, the buildings found there vary from the simplest
shack to permanent and sometimes surprisingly well-maintained structures, but what most
slums share in common is a lack of clean water, electricity, sanitation and other basic services.
The United Nation Expert Group (UNEG) recently recommended to policy makers and
international bodies what they considered to be a more “operational definition” of a slum, one
that is intended to enable better targeting of improvement programs aimed primarily at
resolving the physical and legal problems faced by slum dwellers. According to the UNEG, a
slum is an area that combines, to great extent, the following characteristics: inadequate access
to safe water; inadequate access to sanitation and other infrastructure; poor structural quality
of housing; overcrowding; insecure residential status.
The characteristics are being proposed because they are largely quantifiable and can be used to
measure progress toward the Millennium Development Goal to significantly improve the lives
of at least 100 million slum dwellers by 2020 (United Nation Habitat, 2007).

Concept of Residential Slum

The ways in which people perceive the natural environment of their cities, develop and use it
will reflect much about their equality of life (Hange 1984). Also, Marcey and Charles (1985)
in the book titled “Housing management was of the opinion that before a house could be
regarded as habitable for human beings, it must be in good repair conditions, adequate stability,
free from leakages, good internal arrangement, natural lightening satisfactory good drainage
and sanitary conditions of the environment”. This means that any building or living
environment shaft not of these standards passes as unfit for human, habitation, and can best be
described as slum.

Attributes of Slum
From the attribute discussed above a slum area is largely inhabited, by people who have
migrated from other areas. Sociologically, it is a way of life, a sub-cultural, with a set of norms
and values, which is reflected in poor sanitation and health practices, deviant behaviors and
characterized by attributes of a party and social ills.

Physical Attribute
African region has experienced high rates of urbanization and the quality of dwellings in such
settlements varies from the simples shack to permanent structures, while access to water,
electricity, sanitation and other basic services and infrastructure tends to be limited. The studies
carried out by renowned environmentalist revealed that the third world countries such as
Nigeria has squatter settlement which is characterized by uncontrolled substandard temporary
dwellings, poor sanitary conditions, dilapidated structures, high occupancy ratio and further
described urban slums in chile as housing the poorest of the poor, the unemployed, the

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unskilled, and illiterate and often the alcoholics, the vagabond and the delinquents.

Social Attributes
The social attribute of slum is viewed as the “zones of deterioration” which largely meant
that slum dwelling areas was noted as generators of social deviation (Odonjo 1979). Also,
studies conducted in Ghana, Uganda, Philippines and Venezuela by Chouinnard (1973),
showed a significant degree of correlation between slum housing and deviant behavior. They
are commonly seen as "breeding grounds" for social problems such as crime, drug addiction,
prostitution, alcoholism etc. These are the product of the combined effects of physical and
economic attributes and people from different neighborhoods fear to visit the environment at
night as a result of high degree of crime rate. In many poor countries they exhibit high rates
of disease due to unsanitary conditions, malnutrition, and lack of basic health care. Low
socioeconomic status of its residents is another common characteristic given for a slum
(Alabi, 2012; George 2002).

Economic Attribute
Slum dwellers are mostly of the lowest income groups with high unemployment and low
wages. A greater percentage of slum dwellers are engaged as labourers, often engaged in mean
work to irk out a living. These jobs often do not attract fair and good wages, hence they cannot
save or feed well, not to think of planning for the future.
Thus Porters (1971) in a note unit pail passage has described urban slum as housing the poorest
of the poor, the unemployed unskilled and illiterate and often the alcoholic, the vagabond and
the delinquents. The problem of slum development particularly pronounced in the old,
indigenous core areas of the urban setting, poses great concern to real estate investors as it
negatively affects property values (Gibbons, 2004). Many factors interplay to create property
value such as: population change, changes in fashion and taste, institutional factors,
technological factor, economic factors and location (Bello, 2006). Factors that negatively affect
the value of real property, injure ownership motives and goals. They also affect investors’
interest and discourage subsequent investment.

Political Attributes
This views the slum environment as an enclosure for untiring toast, political radicalism and
Violence. The argument have is that the socio-economic hardships and poor living Conditions
could be a potential time bomb which could erupt easily into political radicalism and Violence
(porters 1971). He further stated that most politicians use these slum dwellers made up of low
income earners, illiterates, delinquent, alcoholics etc, as political thugs and most times they are
used as weapons against their political opponents. Those seeking political offices use these
slum areas as their campaign ground, where the make empty promises, distribute all kinds of
materials to them just to earn their votes and afterwards these people are abandoned and left
hopeless.
Finally, the environmental implication of the social, economic and political perspectives of
slum arising is the precipitation of decayed physical environments and coupled with
demographic and other environmental and structural problems.

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Types of slum
The phenomenon slums have been identified in various ways by different authors. According
to Bergal (1965) slum can be classified into the following three ways.
a. The original slum
b. The departure slum
c. The slums of transition.
Original Slum: Here the environment at its early period is marked with very unsuitable
buildings and this requiring clearance and development. This type of slum is observed in
Wichita, Mexico.
Departure Slum: This type of slum occasioned by the mass movement of middle and upper
class families to other areas. As a result of lack of maintenance and regular repairs the area
became deteriorated. Typical examples are found in parts of New York and Chicago in USA,
and also some parts of Enugu State and Ibadan in Nigeria.
Slum of Transition: This arose from blight which emerges around the central business district.
There is evidence of rapid deterioration of the physical and social environment. Most residents
of this area are usually transient touts, habitual beggars, alcoholics, criminals, drug addicts and
homeless people.
There are therefore, other types of slum recognized by many writers include stroke [1962],
which he indicated four types of slum
i. Slum of hope with escalators
ii. Slum of despair with escalator classes
iii. Slum of despair with non escalator classes
iv. Slum of hope with non escalator classes.

Causes of Blight and Factors Leading to Slum Formation

According to Udo (1978), he traced slum in Asaba to coal mining. He showed how the coal
camp was developed to house miners, consequently, displaced farmers in the rural area
started migrating from the rural area to the coal city and its environs like Asaba, Asata, Ogui
Urban etc, hence the genesis of slum in Enugu in general.
Although the age and quality of the initial buildings are relevant to the slum formation, they
are not the only factors. Two areas of housing built as the same time and of the same quality
may show significant difference in their rate of deterioration. The following are the main
factors that have governed slum formation in the UK as identified by Martin (1977).
a. Diseconomies external to the house but internal to the area.
b. Encroachment of non-housing uses
c. Diseconomies generated by used external to the area
d. Intensity of use

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e. Controls on rents and security of tenant
f. Low income
g. The problem of depreciating/deteriorating public services in city centers.
h. Planning blight
These were explained by Martin (1977) in their most obvious ways that the quality of the
neighborhood, in terms of used infrastructures, uses, governing ordinance and planning
efforts focused to managing the estate environments employ a lot of things for the properties
of the estate . Rapid urbanization and industrialization in Enugu Nigeria from the 1960s
through 1989 resulted in two housing related problems. The first was the shortage of low-
income housing units, and the second was the increasing price of affordable housing. The
affordable housing shortage coupled with the rising cost of available units made it
increasingly difficult for low-income households to maintain an acceptable standard of
living in Enugu, thereby pushing them to live in slums where they caused devastations to
the environment. The issue turned into an environmental threat to the government because
of the pollution generated by the “slum” dwellers (Aka 1993).

Role of Slum
In spite of the abhor able negative impact of slum of housing accommodating, human
health and the environment, slum plays the following functions which are considered useful in
the city according Bergel(1965) and other authors on the subject.

1. Accommodation for new immigrants

The new aerials to the city that have no other place to stay in the larger section often find
resources in the squatter settlement. As middle classes left the smoke of cities, poorer people,
new comers from the country side and immigrants move into the old housing stock. The first
get acculturated and as the years go by, they put interest on how to make a comfortable and
successful city living.

2. Accommodation for the poor

The low income earners, fortune seekers and adventures who immigrates to the city with no
person or relation to stay with often fund a slum areas more economic to secure
accommodation.

3. Sources of unskilled and semi skilled labour.

The slum area usually provides affordable rental accommodations of these class of people most
of who engage in menial jobs, brick lagers, apprentices etc.

4. Promotes group association

The members of slum area or district usually know each other, interest in close association
fight for common cause nature the same attitude and sentiments to social situations and also
they feel deposed and down-graded by those living well planned and elated areas.

5. Refuge or hideouts for criminals

Slum areas are notorious for harboring arch criminals, miscreants, people of questionable

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character, mean drug addicts, prostitutes, and characters which are threat to the society.

6. Sources of income for slum landlord

Since the mean arm for the continuous existence of slum dwellings is because he slum dwellers
are not able to pay for better alternative accommodations, the slum landlords surprisingly
charge high rents as a result of high demand despite the fact that these building standards, and
often not in tenantable repairs. According to Bergel(1965), slum landlords are seriously in non
profitable business.

Slum as a Critical Environmental Problem

The sporadic growth of urban population has been blamed for the poor environment condition
in most cities of the developing countries of the world. According to Ojikutu, population
growth is inimical and a serious threat to healthy living and if not properly checked, it could
result to unprecedented increase on slum area food poising and shortage, dysentery technical
and malnutrition. He further opined that drinking water supplies, sewage disposal, refuse
collection, disease prevention measures, and primary health care were minimal as a result of
the trend.

Theoretical Aspects of Slum

a. Slum as a product of urban spiral to fringes: The word “sprawl” is a process of urban
growth in which a city invades the surrounding hinter kinds. In Asaba area the growth
of settlement could be referred to what Harvey and Clark (1965) called “frog sprawl”.
They constructed that slums developed in the process of uncontrolled urban sprawl,
composed of areas of essentially urban character located at the urban fringe or periphery
but which are scattered or surrounded by or adjacent to undeveloped pre-exactly agro
based village settlement.
b. Slum as a socio-cultural traditionalism Adepoje (1977) stated that some parts of Ibadan
are typical slum area in the care of the city and in describing the more phonology of the
area, he asserted that “the core area of Ibadan is made up of Chester of mid dwellings,
mostly of old architectural design, juxtaposed chaotically and at a high density on the
urban landscape.
c. Slum as an institutional characteristics of urban development.
Turner (1972) restated and concerned with the view of Charles Abrams that perhaps, in
the formation ears of industrialization, slum environment will be inevitable byproduct of the
industrial environment like the abdominal distortion that precedes birth and growth.
Hence, Turner (1972) hypothesized, “that if the process producing autonomous settlement is
essentially normal processes of urban growth, then
autonomous urban settlements are both the products of and the vehicle for activities which are
essential in the process of urbanization.
The argument of Turner (1976) was to the effect that autonomous urban settlement (urbanized
nearly native village) and any other parcel of land within the urbanized area which is subject

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to land tenure and free market economy is often liable to develop into a slum environment over
time.
Thus, slum prevalence and settlements lead to be seen as an institutionalism characteristic of
colonial urban development.

Property Values
There is no one common definition of the word “VALUE” as there all many school or thought
on the meaning. Hence many text writers have different approaches to the meaning of value.
For a valuer, value means market value. It simply means an indicator of the power of a
commodity to command other commodities in exchange ordinarily, the meaning of value is
something of worth held at high esteem. Economists and Estate Surveyors normally express
value in monetary terms, which indicate the power of a commodity to command other
commodities in exchange (Bello,2006), they are primarily concerned with both economic and
market values and further use the term “value” in a very different context and with different
adjectives to mean different things. Hence the terms: mortgage value, capital value, rental value
etc. For an object or a commodity to have value, it must possess certain economic and legal
characteristics. Therefore, for this research work, it is pertinent to understand what the term
“Rental value” is all about.
Rental Value: Rental value is a term that is used to describe the monetary amount that would
be paid to rent a piece of property that is similar in nature to another property. The comparison
allows for factors such as both properties offering similar amounts of square footage for both
the structures on the property and the lot on which the structures were located, and the similarity
in locations for both of the properties used in the comparison (Tantum, 1998). This approach
is often used in the process of determining the fair market value of a given property, based on
the current value of a similar property located in an equally desirable location.

Research Design
In the course of this study, the researcher adopted the survey research design. The survey
research method was employed because it involves collection of data to objectively describe
the existing effects of slum on rental property values. Thus, it is aimed at determining the nature
of the effects of slum as they affect rental property values as at the time of investigation. This
design adopted as instruments of data collection, observation, questionnaires and interviews.

Population
According to sources from Nigerian population commission (NPC) final census result total
population estimated was 41,237 (1991) projected to 47,600 (by 1996).
In the present day considering the geographical nature of the study area, a marginal growth rate
of 2% was applied to using the formula Pr = Po [1+r/100]n x 100 where Pr = required
population, Po = initial population, r=growth rate and n = time interval; in which 66,651 was
arrived at as the estimated as at [2015].

Sample Size and Sampling Technique

The sample size was determined with the formula N/1+N(e)2. But however, it was practically
impossible for the researcher to reach all the people, and also considering the resources at his
disposal in order to collect relevant data from them therefore a sample was taken, using

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stratified random sampling techniques owing to circumstances like time factor and financial
constraints, a total of 135 respondents were selected.

Data Collection Instrument

The data collection instruments employed are oral interviews, personal observation and
questionnaires and also review of vital literature and books.

Data Collection Procedure

The nature of the environment was taken note of through observation, including the conditions
of the public amenities, housing and other infrastructural facilities. Then, a total number of 135
questionnaires were distributed to the residents of Asaba, which was divided among the 9
streets selected for this research and each 15 questionnaires were given out and the information
that was collected from the questionnaire were analyzed to find out the appropriateness of the
questionnaire items 10 the research questions and objective of the study. Then also oral
interviews were conducted to land the validity to the information contained in the returned
questionnaires. The representation was a very encouraging one.

METHOD OF DATA PRESENTATION AND ANALYSIS

Data collected from this research is presented in statistical tables. This descriptive method helps
in understanding the phenomenon.

PRESENTATION OF BASE DATA

The researcher took a selection from 9 streets from Asaba and over a hundred and thirty five
[135] questionnaire were distributed of which 15 was distributed to each street [see table 4.1]
.

Table 4.1 Presentation of Data on Location of Streets.

S/NO NAME OF STREET

1. Cable Point

2. Jaret ending

3. Mechanic Village

4. Okwe (kwale Camp)

5. Achala Igbuzor Road

Source; filed work (2015)

From the above table nine streets were chosen from Asaba due to the nature of the area.
Concentration will be focused only on the chosen streets.

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Table 4.2 Response from Respondents to Questionnaire Distributed

Street studied Questionnaires Shared No of Questionnaire Collected

Cable Point 15 13

Jaret ending 15 15

Mechanic Village 15 14

Okwe (kwale Camp) 15 15

Achala Igbuzor Road 15 15

Source field work (2015)

From the table 4.2. 93.33% was the total percentage distributed in Asaba in which 135
questionnaires were distributed and 126 was collected. From this we can see that Cable Point,
Jaret Ending, Mechanic Village, Okwe (Kwale Camp) and Achala Igbuzor Road has the
highest responses from the whole of Asaba.

Presentation of data on level of deterioration within the area

The researcher used the multiple index methods to ascertain the result on the level of
deterioration. This methods is defined as the method employed in finding out the planning
action to use in urban renewal i.e. whether conservation, rehabilitation or Clearance.
In this case some factors or characteristics are selected that are relevant to the problem. They
are selected and studied and compared with the city level. The various characteristics have
their own indexes. These indexes are computed for arithmetic mean. In table 4.3 below are
the factors that might be considered in a residential area.

Table 4.3: MULTIPLE INDEX TABLE FOR ASABA

4.3 Factors % of area study % of base Indexes

s/No city (Enugu)
Level

1 % of household with 80 40 200.0

an income a grade
level 01

2 Room density 8 30 26.6

3 % of household 35 20 175.0
without electricity

4 % of household 95 32 296.8
without pipe borne
water supply

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5 % of household 85 48 177.0
without water borne
sanitation

6 % of household 95 50 190.0
living in temporary
structures

TOTAL 1065.4

Source field work (2015)

Multiple index formular = % Area of Study x 100

% of city base 1
Arithmetic mean for factors: 1065.4
2 = 532.7

Therefore the multiple index for study area is 532.7, The planning action stipulates that
multiple index equal to or less than 75 is for conservation, 76 to 124 for rehabilitation and
anything greater than 125 is for clearance, hence Asaba should be earmarked for clearance.
That is to say that Asaba is a slum and needs to be cleared and redeveloped

Resentation of Data on Rental Property Values

The table below assesses the rent passing in Asaba and the surrounding neighborhoods to
determine actually the effects of slum on property values when compared with Independence
Layout, Trans-Ekulu and G.R.A.

Table 4.3.2 Presentation of data on rental values in Asaba and other layouts

Location Description of Property Rent Passing

Directing Labour
Road Flats N160,000p.a

Shops N 60,000p.a

Office space N 80,000p.a

Anwai Road Flats N500, 000p.a

Duplex N 1,500,00p.a

Office space N 800, 000p.a

Shops N 300, 000p.a

Nnebuisi Road Flats N 400,000p.a

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duplex N 600,000p.a

Bungalow N 450, 000p.a

Bonsac Bakery
Area Flats N500, 000p.a

Duplex N800, 000p.a

Bungalow N 450, 000p.a

Shops N 300, 000p.a

Sources field work (2015)

From the above you will notice that the rental values of the other layout are quite higher than
the ones in Asaba, Coal Camp, Asata area. The reason is because the properties in Asaba and
its environs are in a slum area and that brings the essence of cons value in rent

Presentation of Data on Effects of Slum on Property Values

Based on the third research question which states that, will investment in real estate and
property market transactions in Asaba be a viable venture? The table below shows the response
to the question from the streets that over 135 questionnaires were distributed and it is hence
tabulated.

Table 4.3.5 Result of responses from the respondents on the questionnaire distributed

Location Yes No Total

Ovim street 10 3 13

Udorji street 13 2 15

Onyuike street 8 6 14

Ebe lane 5 10 15

Ani street 12 13 15

Uli street 13 1 4

Akunike street 8 4 12

Orifite street 7 8 15

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Ugwu street 10 3 13

Total 86 40 126
Sources filed work (2015).
From the above table the member of people that answered yes was 68.2%
and those that answered No were 31.7%.

Presentation of data on the causes of slum in the study area

Table 4.4 Response on the causes of slum in the study area

S/No. CAUSES NO OF
RESPONSE

1 Overcrowding 15

2 Neglect 10

3 Unplanned development 18

4 Lack of infrastructural facilities 8

5 Improper disposal of waste 11

6 All of the above 64

Source: field work (2015)

From the table above; 126 questionnaires collected, 15persons believed that overcrowding is
the actual cause of slum in Asaba, 10persons chose neglect, 18persons chose unplanned
development, and 8persons chose lack of infrastructural facilities, 11persons improper
disposal of waste while 64persons believed that all these lead to the development of slum in
Asaba area.

SUMMARY OF FINDINGS, RECOMMENDATIONS AND CONCLUSION

Summary of Findings
The followings are findings emanating from Asaba environmental and facilities surveys.
1. That the state of the physical environment of Asaba settlement has reached a level which
needs an immediate intervention of either the state government or the federal government.
2. That it is possible to successfully implement a sustainable environmental programme in
Asaba settlement through community and stakeholder participation
3. Government (whether state or federal) should take a proactive role and provide adequate

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support (technical/policy) to local authorities when implementing environmental
programmes that are supported by community efforts. With continued support the
community has the potential to lead its own development.
Planning and implementation of any Programme in the settlement should involve the
community (bottom-up approach) right from inception and through all the project phases.
A bottom-up approach fosters a smoother flow of information about a development
programme in any community and leaves little room for misinformation
5. There is need to review governance institutional framework in the country in order to
incorporate community structures into the national institutional framework
6. To maximize development benefits, there is a need to optimize, integrate and
coordinate activities of the local government council, agencies and partners within the
community.
7. Political will from government level to community level is fundamental in the planning,
execution and success of any development programme.
8. Capacity building programmes and community physical infrastructure construction that
is planned for the settlement may require adequate time to implement and should take
into consideration inherent existing constraints in an implementing institution
9. The concept of recognizing contributions by various actors enhances participatory
development
10. Entry into development programmes intended for informal settlements of this nature
should
always enjoy the local authority and such programme processes should be absorbed
within the working structure of the local authority to foster sustainability

Recommendations
Usually slums are often "fixed" by clearance. However, more creative solutions are beginning
to emerge such as Nairobi's "Camp of Fire" program, where established slum-dwellers promise
to build proper houses, schools, and community centers without government money, in return
for land on which they have been illegally squatting on for 30 years (TCSM, 2004). The "Camp
of Fire" program is one of many similar projects initiated by Slum Dwellers International,
which has programs in Africa, Asia, and South America. Here different approaches have been
put forward to help to redeem Asaba’s degenerated environment and indeed will serve as a
planned action renewal strategies for other similar slum areas in Lagos metropolis.

Two- Levels Bottom-Top Approach

One of the viable approaches in mitigating the Asaba environmental degradation is a bottom-
top approach rather than the traditional top-bottom approach. Policies should be made and
executed at the three levels as follows: At the local level, where planning is brought to the grass
roots through public enlightenment programmes, public participation needs to be effected by
regular consultations between state and local governments, stake holders, religious leaders,
community groups and Non-Governmental Organizations (NGOs). The local government
authority should provide action plans for public/private partnerships in the delivery of
prioritized urban basic services and facilities. Monitoring of development through effective

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 British Journal of Environmental Sciences
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development control is crucial at this level. At the state level, the policies should deal with the
distribution of population and economic activities within the state, including decentralization
policies. The functions and responsibilities of State government organs, Lagos State
Development and Property Corporation(LSDPC), Lagos State Ministry of Housing need to be
examined and their resources harmonized. More importantly, the overlapping roles of Lagos
State Ministry of Environment and Physical Planning, the Urban and Regional Planning Board
and the Urban Renewal Board need to be streamlined to ensure a comprehensive management
procedure for the environment of the area.

The Community Development Approach

This neglected age long method otherwise known as a participatory approach has been proved
to be effective to slums upgrading. This is a source of citizens’ empowerment as it builds
community, maximize local control and let the people decide. A neighbourhood level
community development in most nations of the world is spearheading the drive to
decentralization, focuses on economic revitalization and providing inner city residents with a
range of services that government do not provide. This resident’s initiative support programme
as a model for rebuilding slum settlement will go far to creating new and diverse economic
opportunities; mobilizing residents to become involved in the process and in short encouraging
a holistic approach to community development. This must seek to ensure consensus through
the fullest possible participation and co-operation of all stakeholders with a legitimate interest
in the renewal of the area. More importantly, this study also recommends that the water front
and its appropriate setbacks in which majority of the buildings in the study area are situated
should be reclaimed. A larger portion of the reclaimed land should be developed to a profit
making recreation center (eg Lagoon front, resort center, water front charlets, etc).

Conclusion
The active and vibrant metropolitan Lagos is a sprawling settlement located partly on poorly
drained swamps, with a high water table, poor soils and inadequate drainage. These
environmental features coupled with an unprecedented rate of urbanization, have made Lagos’
slums a peculiar one and therefore impose an ineffective applicability of western assumptions
in its urban regeneration. In the context of Asaba slum community clearance as highlight in
this paper, western approach to regeneration will not totally work bearing in mind the
differences in cultural values and resources availability. As such this study has recommended
strongly the strategy of cooperative leadership both at governmental and community level. For
a good urban renewal to emerge in Asaba settlement, the following steps must be reconsidered:
first relocation of residents on the River Niger Area to a more befitting area should be made
mandatory and legal for the affected people. Structures clearance must commence after details
quality assessment of those structures have been carried out. The rehabilitation of Asaba
settlement would be aimed at the simultaneous adaptation of the physical fabric, social
structure, economic base and environmental condition of the area. This simultaneous
adaptation through the generation and implementation of comprehensive and integrated
strategy that deals with the resolution of problems in a positive manner (Agbola and
Jinadu,(1997). The entire scheme will ensure that the planned strategy and the resulting
programmes of implementation are developed in accord with the aims of sustainable
development. In summary therefore it is a recommended that the public and traditional power
structure of the community leaders be involved in the conception and implementation of the
marked plan area.

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