ANALYSIS OF LAND USE CHANGES IN BIDA TOWN, NIGERIA

Abstract

Land use changes are global phenomenon occurring over time. Commercial land uses in most Nigerian urban centres have sprawled and converted adjoining residential uses in a manner in which housing stock are significantly affected by such changes. The aim of this study is to analyses land use changes in Bida town; with a view to examining its effect on housing delivery. Primary data was sourced using a structured questionnaire administered across the population of the study interest in accessing the perceptions and experiences of experts and non-experts in land use dynamics regarding the drivers, trends and effect of land use changes in Bida town. In addition, archival data were gathered from the planning authorities in respect to the registration procedures and requirements for change of uses; thus, inventory of converted properties in the selected neigbourhoods were ascertained. A total of two hundred and thirty four retrieved questionnaires were analysed using descriptive and inferential statistical techniques like Simple Percentages and Statistical Mean Score; as well as Paired Sample t-Test and Coefficient of Variations respectively. The result indicate that common factors responsible for commercial land use encroachment on the residential areas include increasing demand for business premises, limited space in the central business districts, upgrade of older residential buildings and easy accessibility in the residential areas; thus, are considered as the topmost factors necessitating conversions of residential property to commercial uses having their mean scores above 3.50. The study also revealed that increasing traffic congestions/slum generation in residential areas, challenges in land use control measures, sprawling of economic activities in residential zoned areas, increasing crime rate in the residential areas reduction in residential vacant lots/housing stock closer to the central business districts, rising land/property values in the residential neighbourhoods were the common effects of residential to commercial land use changes on housing delivery. The result from the inferential analysis indicates that the opinions of experts and non-experts are in agreements on the effects of commercial land use changes on housing delivery with „P‟ Value greater than 0.05. It was recommended that adequate space for commercial land uses along the access roads of residential areas should be reasonably allotted in the planning schemes in order to reduce business activities in the core residential areas and consequently ruining down the quality of the housing environment.