Stakeholders in Nigeria’s built environment have stressed the importance of effective urban planning in achieving affordable housing and maintaining functional cities.
They said proper planning, zoning, infrastructure provision and compliance with building standards were essential to ensuring that cities could accommodate different income groups while supporting sustainable development.
The stakeholders made the observations while discussing the relationship between urban planning and housing delivery. The views were reported by PUNCH in a report published in July 2023.
The Chief Executive Officer of Fame Oyster and Co., Olufemi Oyedele, described urban planning as an important tool for achieving affordable housing and functional cities.
According to him, properly planned cities can place low- and middle-income residents closer to their places of work, while higher-income households can choose to live in suburban communities.
He referred to established urban planning theories, including the Concentric Circles Theory associated with Ernest Burgess and the Sector Theory associated with Homer Hoyt, as approaches that can influence how different residential and economic activities are distributed within cities.
Oyedele argued that the location of housing in relation to employment centres could have an impact on affordability and the way residents use urban spaces.
Planning and poverty reduction
Oyedele also linked urban planning to sustainable development and poverty reduction.
He argued that housing policies should first ensure that people have access to basic shelter before progressively improving other aspects of housing quality.
He said protecting people from harsh weather conditions should be addressed as a fundamental housing need, even where other facilities such as private toilets, bathrooms and kitchens were initially unavailable.
According to him, providing basic shelter for homeless and vulnerable people could represent an important step towards addressing the country’s housing challenges.
He said additional facilities and improvements could then be introduced as resources became available.
Stakeholders call for stronger planning
The General Manager of Shelter Initiatives Ltd, Morenike Babalola, also stressed the need to treat urban planning as a key component of affordable housing and functional cities.
Babalola said the appearance and functionality of cities in other countries were often the result of deliberate urban planning, zoning and design.
She urged Nigerians to recognise the importance of planning rather than simply comparing individual buildings or neighbourhoods with those in other countries.
According to her, urban development should involve proper planning at different levels, while developers and property owners should obtain the necessary approvals and comply with building regulations before, during and after construction.
She also pointed to the high cost of land and infrastructure as factors that need to be considered when planning housing developments.
“Land is not elastic and infrastructure does not come cheap,” she said.
Planning and housing costs
Effective urban planning can influence the cost and location of housing by determining how land is allocated, how neighbourhoods are connected and where infrastructure is provided.
Planning decisions can also affect access to roads, transportation, drainage, water, electricity and other services that contribute to the overall cost of developing and occupying a home.
The relationship between land management and affordable housing has also been recognised internationally. UN-Habitat has identified land governance and management as important factors in improving access to adequate and affordable housing, particularly in urban and peri-urban areas where demand for land is high.
For Nigeria, the challenge is particularly significant as cities continue to expand and demand for housing grows.
Need for compliance with standards
The stakeholders also emphasised the importance of obtaining planning permits and complying with approved building standards.
Proper regulation can help ensure that residential developments are located in suitable areas and that infrastructure requirements are considered before construction takes place.
Planning authorities and developers therefore have roles to play in ensuring that housing projects are integrated into wider urban development plans.
The issue is not limited to the number of housing units constructed. The location, accessibility, infrastructure and suitability of those homes also influence whether they can provide practical and affordable accommodation for residents.
Urban planning as part of housing strategy
The stakeholders’ comments highlight the relationship between housing delivery and the wider organisation of cities.
Building more houses without adequate planning and infrastructure can create additional pressure on roads, drainage systems, transportation networks and other public services.
Conversely, coordinated planning can help guide housing development towards areas where infrastructure can support growing populations.
Recent housing policy discussions in Nigeria have continued to place emphasis on land administration, urban development and infrastructure as part of efforts to improve housing affordability. The Federal Government, for instance, has linked its ongoing land-administration reform efforts to the delivery of affordable housing, particularly for low-income earners and informal-sector workers.
Urban planning therefore remains an important part of the broader housing conversation, particularly as Nigerian cities continue to grow and governments seek ways to increase the supply of affordable and adequately serviced homes.
