International Journal of Research and Innovation in Social Science (IJRISS) |Volume V, Issue IV, April 2021|ISSN 2454-6186

An Appraisal of Urban Renewal: A Case Study of

Ado Ekiti, Ekiti State, Nigeria
Adeoti Sanmi, Adelana Joel Oluwasogo, Agboola Joseph Taiwo
Department of Urban and Regional Planning, Federal Polytechnic Ado Ekiti, Nigeria

Abstract : Generally, urban renewal otherwise known as urban cities, especially in Sub Sahara Africa and Asia. Nigeria
redevelopment is not only a veritable social gentrification shares seriously in the urbanization and proliferation of slums
technique to make life safe, more secure and comfortable for the scourge.
urban dweller but also to address challenges of the bursting rate
of urbanization in developing countries. In Nigeria particularly This phenomenon has not only contributed to indiscriminate
Ekiti State where urban centres are characterized by a dominant change of use, lack of use, abuse of use, unused and disuse of
feature of poor infrastructure deplorable state of the road and urban lands, which develops into slum, blight and decay of
increasing demand for urban services made the state to urban centres, but also manifested in the issues of collapsing
experience various urban renewal programs overtime. This existing urban infrastructural facilities, inadequate housing
made the appraisal of the various programs with the hope of
determining the effectiveness and efficiency as the aim and
provision and poor environmental management. One of the
objectives of the paper. The method of the study involved the use central facts of the challenges in Nigerian cities are the
of observation, interview and distribution of questionnaires diversities in terms of their size, structure, spatial form,
relevant professions of built environ for the primary data while economy, wealth and the local resources availability [7], [8]
the secondary data were sourced from various journal papers. (Ogunkan and Adebojejo, 2015; Olokesusi, 2015). As a matter
The finding of analysed data revealed that some of these of unplanned and unregulated expansion that outstripped the
renewals were justified while others were not due to lack of capacities of basic services or infrastructural facilities of
proper planning and implementation. Therefore, the paper Nigerian Cities has seriously contributed to, many illegal
called for robust urban renewal planning process that will take structures, non-functioning amenities and infrastructural
into consideration the participation of all stakeholders.
facilities that dotted the city of Ado Ekiti.
Keywords: Urbanisation, Appraisal, Urban Renewal,
stakeholders Planning and Implementation Based on the above enormous challenges, this paper aim at
robust urban renewal to answer the question of how effective,
I. INTRODUCTION appropriate and efficient the various urban renewal strategies
that have been put in place over time for Ado Ekiti in term of
G enerally, cities across the globe experience rapid
population growth and physical expansion due to
urbanisation most especially in developing countries where
road networks, and infrastructural facilities.
II. REVIEW OF LITERATURES
the total number of urban dwellers in the region is now
roughly doubling every ten years [1].. As pointed out in [2], Urban Renewal Concept
54 percent of the world’s population lives in urban areas, a Urban renewal started as a concept of urban redevelopment
proportion that is expected to increase to 66% by 2050 with that has an America origin in the Housing Act of 1949, and
close to 90% of the increase concentrated in Asia and Africa. was originally designed to clear, and restructure the inner city
In fact, as in [3] urban population in Nigeria was projected to land use slum for a comprehensive new residential and non-
be more than 60 percent of the national figure. Currently the residential development programme. As in [9] it is a
percentage of urban population to the national population normative concept, rooted in British urban policy for urban
jumped from 42.5 percent in 2009 to 51.16 percent in 2019 problems with the aim of bringing a lasting improvement and
[4]. changes in the area of economic, physical, social and
The urbanization crisis in developing countries is environmental conditions.
characterized by high rate of over population, congestion, Urban renewal which is now a common phrase among urban
pollution, inadequate housing/shelter, squalor planners, land use experts and politicians has diverse
underdevelopment, and increasing incidence of poverty, meanings. For instance, urban renewal has been described as a
crime, etc [5] (Jiboye , 2011).The effect has never been felt as deliberate effort to change the urban environment through
improvement in the national economy or welfare of the planned, large-scale adjustment of existing city areas to
citizens. Another report of the United Nation’s Habitat as in present and future requirements for urban living and working
[6] (UN-Habitat, 2007) has it that about a billion people [10], [11]. Urban renewal or redevelopment is also considered
already live in slum conditions around the world and that as a tool to solving the problem of squatter settlement through
slums are growing dramatically within the world’s poorest a comprehensive improvement, functional renovations or

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International Journal of Research and Innovation in Social Science (IJRISS) |Volume V, Issue IV, April 2021|ISSN 2454-6186
2454

demolition and reconstruction works, which are carried out in Finally is the persistent and rigorous evaluation approach
urban built-up
up areas under the regulation of urban planning which is based on series of indicators for qualitative
authorities [12]. discussion and quantitative assessment on sustainable urban
renewal. The approach as explained in [19] is a path of
The Theoretical Framework
evaluating current performances,, predicting the future and
The theoretical framework of the study is based on sustainable then proposing correspondingding solutions that provide a
urban renewals which rest on three major structure namely the platform for clarifying major urban problems and identifying
planning issues as sub-system,
system, the stakeholders with regional differences
ces and priorities [20]. However, the
community involvement and evaluation See the figure 1 indicators of four categories namely environment-health,
environment
below. finance, liveability and socioeconomic actually relate to the
economy and work, resource use, buildings and land use,
transport and mobility, and community benefits.[21].
benef In fact,
from the perspective of achieving the most sustainable
Planning outcomes, it would be ideal to monitor the urban regeneration
Issues
Stakeholders
process throughout its lifecycle for developing more practical
strategies [22],
The Dimensions of Urban Renewal
Evaluation
As explained in [23] the components of urban renewal include
among others - city expansion and redevelopment,
comprehensive road development and redesigning, and
beautification and settlement layout. Others include,
upgrading of facilities and public goods and services,
se repair,
construction and silting of drainage system within an urban
Urban renewal solution
center, and enforcing slum upgrading and city development.
As a matter of facts, many countries embarked on rebuilding
efforts, characterized by demolition of old dilapidated areas,
areas
Figure
ure 1: The Theoretical Framework
large-scale
scale clearance of city slums and construction of modern
In the first instance, the planning subsystem is purely a high- rises of which many took place after the war. [24].This
complexity of urban design that takes into consideration made [25] Northam (1979), to regard urban renewal, as an
various elements of land, housing, infrastructure and cultural urban redevelopment process which consists of six successive
heritage. As in [13] land is noted as resourceses of development stages including
uding a workable programme, land acquisition,
and the creation of opportunities for development while [14] relocation, demolition, provision of public facilities, and re-
re
outlined the key characteristics of sustainable housing in sale.
terms of location,
cation, construction and design. However,
There is no doubt that urban renewal in our cities has a lot of
[15]considered the importance of cultural heritage as people
weaknesses and challenges particularly in developing
perception toward
ward urban regeneration. At the same time time,
countries of which Nigeria ia is one. For instance, there is no
infrastructure is taken as necessity for social benefits [16].
point in time when all these approaches have been used at one
Secondly is the input of various stakeholders in urban renewal time and there is no single strategy incorporate or
projects. These include the participation of government accommodate all. More worrisome is the fact that many urban
officials at local, state, and national levels for the formulation renewal programmes are poorly done, due to endemic en
of policy as well as planning and implementation of urban corruption, and institutions charged with implementation are
renewal projects. Government plays the most important role in often times weak, and ineffective. Moreover the level of
the governance structure of urban renewal, which directly successes or otherwise are difficult to assess because in most
influences the planning strategies involved The private sector cases benchmarks are not created for evaluation. As a result
stakeholders are professionals and developers also contribute even the few areas renewed often fall back to obsolescence
greatly to the development of urban renewal projects that few years after renewal
influence the landscape of urban space and reduce risks, gain
III. RESEARCH METHODOLOGY
profits and enhance their reputation.[17]. The he residents and
community at large are not only the end users of urban Introduction
renewal they are equally the ultimate stakeholders. This is
because their behaviour and their preferences simultaneously The research methodology focuses on the study area, method
have a significant impact on the decision decision-making of of study, data survey techniques and analysis.
government and the private sector. as urban renewal The Study Area
sustainability influences their daily life [18].

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International Journal of Research and Innovation in Social Science (IJRISS) |Volume V, Issue IV, April 2021|ISSN 2454-6186
2454

The study area is Adodo Ekiti in Ekiti State of Nigeria. The city The secondary data made use of reference books and journal
is geographical located on latitude 7 4’ north of the Equator materials sourced from government officials’ document,
and 5°15′ east of the Greenwich Meridian At the same time it library and internet
is centrally and strategically located in Ekiti land to give way Data Survey Technique The observation survey involves
forr maximum spatial interaction with all towns in the state. At taking photography of important landmarks;
landmar arrangement of
the same time share boundary with Ido Osi, Irepodun
Irepodun, Ekiti structure interviews with the officers in the relevant Agency
south west and Ekiti Ekit and Ministry. Likewise the distribution and collection of 125
questionnaires to relevant experts and professionals in the
built environment to appraise the trend of urban renewal
rene
activity at Ado Ekiti in term of appropriateness, effectiveness
and efficiency.
Data Analysis The data collected were subjected to analysis
and presented in table pictorial format.
IV. FINDINGS AND DISCUSSION
Findings
The findings of the study made de appropriateness, effectiveness
and efficiency to serve as parameter and indicator of appraisal
measurement. At the same time, each of the parameter is
determined on the following attributes. The determinant of
appropriateness is conformity and suitability,
suitabi the effectiveness
takes into account satisfaction and acceptability while
efficiency is based on reliability and sustainability.
The higher level of consideration for appropriateness,
effectiveness and the planning efficiency made the urban
water project
oject to lead with 95 percent. This consideration is
Fig2 Map of Ado Ekiti in Ekiti State and Nigeria closely followed with the renovation of former local
government office to Governor Office of 91 percent. The
The historical origin of the study area was dated back to the
flying over bridge with 60 percent has the least consideration.
advent of Ewi dynasty in 1319 AD. However, the political
The detail percentage of otherss is shown in table 1 below
system of the country has made the town to witness many
administrative, demographic, economic and spatial changes. Table1: The Ado Ekiti Urban Renewal Appraisal overtime
For in stance, the genesis of Ado Ekiti
iti as a capital for Ekiti Approp Effec Effi
Peri
people could be traced back to 1916 when the town became od
Nature of work riatenes tiven cien Total
the administrative headquarter of Ekiti Native Authority. s ess cy
Renovation of local
Since then the town has remained as an administrative government to Governor office
33 26.6 32 91.9
headquarter in spite of the various local government
vernment reforms Allocation of shopping lots
the country witnessed .Finally, the town became the state 24 21.3 26.7 72
round the stadium
1998-2008

capital in 1996 when Ekiti State was created. Upgrading of Owena Motel to
22.7 25.3 26.7 74.3
Hotel/ police station expansion
The transformation of the city from Local administrative Dualisation of major road
17.3 20 26.7 60
headquarters to State capital led to it rapid population growth provision of street light
as a city of less than 200,000 populations before the creation Ajilosun channelization and
32 33.3 30.7 93
shopping complex
of Ekiti State in 1996 rose to about 400,000 populations in Redevelopment of Okesa
2006 [27].while
.while the spatial expansion also increased from 29..
prison for Civic centre/ office 28 20 79.9
9
19.6 km2 in 1996 o 36.7 km2 in 2006.[28](.This.This phenomenon complex
tells much on housing, infrastructural faciliti facilities and Redevelopment of GRA
2008-2018

25.3 20 29.9 75.2

Governor house and Office
commercial land use development of the city. Bisi market modernisation/ Oja
32 26.7 30.7 64
Method of study Oba shopping complex
Flying Over bridge and
16 18.7 25.3 55
Data Source The study utilized both secondary and primary Renovation of fajuyi Park
data. The primary survey data for the field w
work made use of Urban water renewal 33.3 32 29.7 95
the following design instrumentss involving observation,
structure interview and questionnaires
Source: Fieldwork 2020

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International Journal of Research and Innovation in Social Science (IJRISS) |Volume V, Issue IV, April 2021|ISSN 2454-6186

Discussion Apart from the physical property destruction and loss of some
propertied to the hoodlums there were disruption of social
The circumstances that led to the creation of the state without
values in term of attachment to family house, tradition and
take off grants were based on the agitations of Ekiti people for
culture while permanent displacement made many home
federal presence, even development of the area and provision
ownership lose their original residence
of job opportunity [29]. This no doubt made the renovation of
local government to serve as governor office to be the best At the same time, considering the level of destruction as
option to form the major factor for the high percentage of the shown in figure 4 below in term of the economic crises that
urban renewal. In spite of the importance of water in human accompany the urban renewal at Oja Oba and Bisi Market
life less than 20% of the urban population has access to safe made the appraisal to experience similar poor rating
water supply services making many parts of the urban areas
not to have any water distribution network but rely solely on
private boreholes and purchase from water vendors at high
costs. As a matter of fact, to improved the water supply
system which has been in use for 40 years made the state
government to embark on a well planned urban water reform
which made the project to have a very high percentage
The fact that Flood is a threat to the environment and the
habitat which in most cases leads to loss of lives, damage to
property, destruction of plant and animals, erosion of the earth
surface and the pollution of the environment among other
effects call for proper control measures. Hence, the
channelization of Ajilosun flooding area is considered as
panacea for disaster affecting humanity and the environment
while provision of shops to the affected area for job
opportunity equally gave the project a better rating.
The poor rating of the road dualization and flying over project
could be attributed to poor planning process due to the of lack
of professional input. This eventually led to implementation
crisis. For instance the affected residents for the dualisation
and flying over projects were not properly sensitised and not Figure 4: People counting their losses on the demolition at Oja Oba
fully prepared for relocation when the task force to affect the
demolition exercise came with bulldozer as in fig 2 below. This justified the fact that the forceful displacement of the
urban poor in Ado Ekiti by the State government resulted to
insecurity, loss of business premises profits and high cost of
relocation as the Ibos, Hausas and Yorubas who has shops in
the city centre lamented that their customers would not able to
locate them again.
V. CONCLUSIVE REMARKS
Summary
The summary of the paper takes note of the importance of
urban renewal at ado as a vehicle of urban transformation that
changes the architectural landscape of the city. The renewal is
also considered as development to promotes economic growth
and windows of job opportunities in the city. At the same time
most of the renewal is towards improved sustainable
environmental quality.
Unfortunately, most of the urban renewals lack proper
planning process and professional input. The government
equally failed to provide adequate enlightens and
sensitisation, thereby making many people to be ignorant of
the urban renewals scheme All these no doubt contributed a
Figure 3: The demolition of affected residential building for the Flying Over lot to the disruption of social-cultural values and economic
status/of the people. These manifested through property loss

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International Journal of Research and Innovation in Social Science (IJRISS) |Volume V, Issue IV, April 2021|ISSN 2454-6186

Recommendations [12] Aluko B.T. and Amidu, A.R. (2006) .Urban Low Income
Settlements, Land Deregulation and Sustainable Developmentin
Based on the result of the appraisal, below are the suggested Nigeria, 5th Regional Conference Accra, Ghana, March 8 † 11.
recommendations [13] Abu-Dayyeh, N. (2006). Prospects for historic neighborhoods in
atypical Islamic cities: The view from Amman, Jordan. Habitat
 The shareholders in the built environment should be International, 30(1), 46-60. doi: 10.1016/j.habitatint.2004.06.003
[14] Winston, N. (2010). Regeneration for sustainable communities?
fully involved and collaborated with the government to barriers to implementing sustainable housing in urban areas.
enhance urban renewal strategies and projects in Ado- Sustainable Development, 18(6), 319-330. doi: 10.1002/sd.399
Ekiti, Ekiti State. [15] Tweed, C., & Sutherland, M. (2007). Built cultural heritage and
 Government should make urban renewal to be friendly sustainable urban development. Landscape and Urban Planning,
83(1), 62-69. doi: 10.1016/j.landurbplan.2007.05.00
by given room for adequate sensitisation and public [16] Brown, J., & Barber, A.(2012). Social Infrastructure and
participation in urban renewal scheme Sustainable Urban Communities. Proceedings of the Institution of
 The urban renewal policy should made provision for Civil Engineers-Engineering Sustainability, 165(1), 99-109. doi:
10.1680/ensu.2012.165.1.99
strategies regularly review from time to time to ensure [17] Kriese, U., & Scholz, R. W. (2011). The positioning of
integration of innovation practice particularly in sustainability within residential property marketing. Urban
environmental sustainability in the City of Ado-Ekiti. Studies, 48(7), 1503-1527. doi: 10.1177/0042098010375321
[18] Bromley, R. D. F., Tallon, A. R., & Thomas, C. J. (2005). City
Conclusion centre regeneration through residential development: Contributing
to sustainability. Urban Studies, 42(13) doi:
In general it has been established beyond reasonable doubt 10.1080/00420980500379537
that urban renewal programmes at Ado Ekiti lacked [19] Hemphill, L., Berry, J., & McGreal, S. (2004). An indicator-based
professional torch to enhance sustainability. Hence, it is approach to measuring sustainable urban regeneration
performance: Part 1, conceptual foundations and methodological
necessary and important to formulate a suitable strategic framework. Urban Studies, 41(4), 725-755. doi:
policy and implantation procedures towards effective and 10.1080/0042098042000194089
efficient use of available resources. [20] Farmani, R., Butler, D., Hunt, D. V. L., Memon, F. A.,
Abdelmeguid, H., Ward, S., & Rogers, C. D. F. (2012). Scenario-
AKNOWLEDGEMENT based sustainable water management and urban regeneration.
Proceedings of the Institution of Civil Engineers-Engineering
The effort of Suv Taiwo is fully appreciated for producing Sustainability, 165(1), 89-98. doi: 10.1680/ensu.2012.165.1.89
the map of the study area. (Farmani et al., 2012).
[21] Wedding, G. C., & Crawford-Brown, D. (2007). Measuring site-
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