1. Urban Regeneration As a
Veritable Tool for
Housing Delivery
Prof. T.G Nubi

2. Discussion will focus on:
 Concepts of Regeneration – types, activities etc
 Challenges of housing delivery in Nigeria
 Past housing policies and programmes
 Urban Renewal in Lagos
 City in Slum
 Urban Regeneration and Housing delivery
 Examples of Regeneration in the UK, South Africa and US
 Finance for Regeneration
Prof. T.G Nubi

3. "Africa is beyond bemoaning the past for its
problems. The task of undoing that past is on
the shoulders of African leaders themselves,
with the support of those willing to join in a
continental renewal. We have a new
generation of leaders who know that Africa
must take responsibility for its own destiny, that
Africa will uplift itself only by its own efforts in
partnership with those who wish her
well."...........
Nelson Mandela
Prof. T.G Nubi

4. WHAT IS REGENERATION?
Regeneration is a deliberate, well designed and
coordinated interventions to re-engineer a
competitive future for deprived nations and
communities over a given period of time. This is
usually an economic, social, cultural and
environmental interventions of in-ward
investments to improve the quality of lives and
infrastructures……
Emmanuel Mathews
Prof. T.G Nubi

5. Purpose Of A Regeneration Programme
Regeneration programs and policies are part of the drive
to tackle a combination of local needs and priorities
associated with:
Poverty and deprivation and youth unemployment.
Low skill levels, uncompetitive industry
Poor health and education, benefit dependency, high
proportion of lone parents and homelessness.
Bad Housing, a run down physical environment.
Loss of community values and social cohesion and high level
of crime and drug misuse
Urban renewal and redevelopment program
Prof. T.G Nubi

6. Challenges Facing Housing
Delivery in Nigeria
Inadequate scale of delivery/Over 80% of houses
built by individuals resulting in 15 million housing
deficit.
LAND
 Absence of clear property and security rights
 Mandatory Governor’s consent for all land transactions
 Inefficient land management system
 High cost of land transactions
 High interest rates reflecting risk and source of funds
Prof. T.G Nubi

7. Challenges Facing Housing
Delivery in Nigeria
FINANCE
 Absence of long term mortgage finance
 Foreclosure laws
 Lack of institutional depth
 Affordability gap between cost of houses and income of end users
 Housing delivery models not replicable – projects carried out in
silos
OTHERS
 Fragmented industry/Artisanal construction/Poor Quality Assurance
 Absence of community management to preserve asset value
Prof. T.G Nubi

8. Previous Housing Policies And
Programmes
Provision of residential quarters to civil servants initially
introduced during colonial period.
Formation of the Association of Housing Corporations of Nigeria
in 1964.
Establishment of the National Council on Housing in 1971.
Federal Government Staff Housing Board established in 1971.
Establishment of the National Housing Programme in 1972 as a
component of the second National Development Plan.
Creation of the Federal Housing Authority (FHA) as an
implementing agency of Federal Government National Housing
Programme.
Prof. T.G Nubi

9. Previous Housing Policies And
Programmes
Direct provision of N2.6 billion for housing provision in all the
states of the Federation during the third National Development Plan
(1975 – 80).
Pioneer Federal Ministry of Housing, Urban Development and
Environment was created in 1975.
Housing problems of the low-income group brought to the fore
through the Committee on Standardization of House Types and
Policies (1975).
Constitution of a Rent Panel in 1976 leading to the establishment
of State Rent Tribunals.
Promulgation of the Land Use Decree No.6 (1978) a major step in
land reform aimed at making land readily available for
development.
Nigerian Building Society transformed to Federal Mortgage Bank
of Nigeria (FMBN) in 1977.
Prof. T.G Nubi

10. Previous Housing Policies And
Programmes
Federal Low-cost Housing Programme of the then civilian based
on the concept of affordability and citizen participation. It targeted
low and medium income groups.
World Bank – Assisted Nigerian States Urban Development
Programme was negotiated in 1979 with a component on low-cost
housing for low-income group.
The Mortgage Institutions Act (No. 53 of 1989) was
promulgated to regulate and supervise the operation of
Primary Mortgage Institutions.
National Housing Policy launched in 1991.
National Construction Policy launched in 1991
Prof. T.G Nubi

11. Previous Housing Policies And
Programmes
Federal Low-cost Housing Programme of the then civilian based
on the concept of affordability and citizen participation. It targeted
low and medium income groups.
World Bank – Assisted Nigerian States Urban Development
Programme was negotiated in 1979 with a component on low-cost
housing for low-income group.
The Mortgage Institutions Act (No. 53 of 1989) was
promulgated to regulate and supervise the operation of
Primary Mortgage Institutions.
National Housing Policy launched in 1991.
National Construction Policy launched in 1991
Prof. T.G Nubi

12. Previous Housing Policies And
Programmes
 Promulgation of Federal Mortgage Bank of Nigeria Act (Decree No.
82 of 1993).
 New National Housing Programme launched in 1994 under the
auspices of the Federal Housing Authority.
 Creation of the Federal Ministry of Housing and Urban
Development (2002).
 Formation of Building Materials Producers Association of Nigeria
(BUMPAN) in 2004.
 New National Housing Policy formulated in 2001 and became
official in 2006.
Prof. T.G Nubi

13. Urban Renewal in Lagos State
LAGOS STATE URBAN RENEWAL AUTHORITY
(LASURA) a parastatal of the Ministry of Physical
Planning and Urban Development came into
existence in 1991 by Edict No 7 of 1991. It was
restructured to reposition it in 2005 vide Gazette
No 25, Vol. 38 of 14th October 2005.
Prof. T.G Nubi

14. Statutory Responsibilities
 Implementation of all State Government policies and programme on urban
Renewal
 Continuous identification and study of areas due for urban renewal
 Drawing up of schemes for Renewal Programmes
 Directing and monitoring of all resettlement schemes whenever necessary i.e.
where redevelopment programmes are involved
 The monitoring, coordination and implementation of Renewal Schemes
involving other Government Agencies such as the Local Government in areas
of Drains, Health, Market, Shops, recreation facilities etc. within scheme(s)
Prof. T.G Nubi

15. CHALLENGES
 Study conducted by Lagos state Government in collaboration with
UNDP in 1983 identified 42 blighted communities in Lagos Metropolitan
Area
 Between 1995 to 2006, LASURA was unable to undertake identification
and mapping of additional slum communities which have doubled
the initially identified number.
 Complex land tenure system and fragmentation of estates complicated
property inheritance and customary laws are major problems to slum
upgrading
 The staffing structure of LASU is presently weighted towards Town Planners.
For an organization dealing with slum upgrading/redevelopment, it is
essential that the Authority has among her team of personnel sociologists
and economists. Additional Architects, engineers, Urban Design Specialist,
GIS experts, Urban Managers, Demographers, Statisticians, Land and
Quantity Surveyors
Prof. T.G Nubi

16. Challenges Contd!
 The budgetary allocation to LASURA from the State Government
was before January 2008 considered too meager to effectively
deal with slum upgrading ($56,410/annum) within the last five
years.
 Low income and high rate of poverty make the economic
sustenance of the infrastructural facilities provided a big
challenge.
 Human Challenges: there cannot be urban renewal without
human renewal. The psychological lifestyle is another challenge
the above is always related to.
I. Knowledge base
ii. Attitude and
iii. Existing practices.
 Political Challenges: issues of political will and political
maneuvers.
Prof. T.G Nubi

17. CITY IN A
SLUM
Prof. T.G Nubi

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30. Housing and Urban Regeneration.
Housing plays a key role in urban renewal and local regeneration:
 Decent, homes contribute to social cohesion, improved health and
better use of fossil fuels and other resources.
 The Government should aim to offer everyone the opportunity of a
decent home.
 A systematic approach of integrating services with housing in order to
help low income people achieve housing stability.
 These services should focus on permanent affordable housing that
incorporates various levels of services with housing, with services
provided preferably by trained staff for whom service delivery, not
property management is their primary responsibility.
 Programs and Services such as: education, health and social care,
transportation, eradication of poverty, employment/training, community
care etc
Prof. T.G Nubi

31. Urban Regeneration:
Principles for Design & Implementation
Based on historical knowledge of linking housing with services:
Housing is a basic human need and all people have a right to safe, decent,
affordable and permanent housing.
All people are valuable, and capable of being valuable residents and
valuable community members.
Housing and services should be integrated to enhance the social and
economic well-being of residents and to build healthy communities.
Residents, owners, property managers and service providers should work
as a team in integrated housing and services initiatives.
Programs should be based on assessment of residents and community
strengths and needs supported by ongoing monitoring and evaluation
Prof. T.G Nubi

32. Principles – contd!
 Programs should strengthen and expand resident participation to
improve the community’s capacity to create change.
 Residents participation in programs should be voluntary, with an
emphasis on outreach to the most vulnerable.
 Community development activities should be extended to the
neighbouring area and residents.
 Assessment, intervention and evaluation should be multilevel,
focusing on individual residents, groups, and the community.
 Services should maximise the use of existing resources, avoid
duplication, and expand the economic, social, and political
resources available to residents.
 Residents of Housing Plus Services program should be integrated into
the larger community.
Prof. T.G Nubi

33. EXAMPLES OF URBAN
REGENERATION
United Kingdom
Dockland
Elephant and Castle
East London
South Africa
Soweto
United States
Philadelphia
Prof. T.G Nubi

34. Docklands Development 1981-date
LDDC was set up in 1981 with a task to secure regeneration by
bringing land and buildings into effective use, encourage the
development of existing & new industry,creating an attractive
environment & ensuring that housing and social facilities are made
available to encourage people to live and work in the area.
Prof. T.G Nubi

35. The Docklands regeneration was achieved by a
combination of public and private sector investment.
Prof. T.G Nubi

36. A total of £500m was invested on the strategic
schemes and infrastructures between 1986 and 1993
Prof. T.G Nubi

37. Different land marks of the area today
Prof. T.G Nubi

38. ELEPHANT & CASTLE,UK
Prof. T.G Nubi

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40. SOUTH AFRICA
Prof. T.G Nubi

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43. Investment in Regeneration
Local regeneration funding acts as catalyst for complementing
or attracting other resources from the private sector. The main
aim is to:
 Help improve local areas and enhance quality of life
 Tackle need & stimulate wealth creation
 Enhance competitiveness
 Support activities that make real and sustainable impact
 Encourage partnerships to meet needs and priorities
 Support initiatives built on good practice and value for money
Prof. T.G Nubi

44. Public-Private Partnership: A regeneration
financing option
A Public Private Partnership (PPP) is a partnership between
the public and private sector for the purpose of delivering
a project or service, which was traditionally provided by
the public sector. The PPP process recognises that both
the public sector and the private sector have certain
advantages, relative to the other, in the performance of
specific tasks. Private sector innovation, technological,
financial and management expertise are but some of the
attributes, which the private sector can contribute.
Through a partnership arrangement, the public and
private sector can combine to provide quality public
services and infrastructure in the most economically
efficient manner.
Prof. T.G Nubi

45. Public-Private Partnership
The public sector would concentrate on investment in:
 Infrastructures
 Environmental improvements
 New roads and public transports
 Services and drainages etc
The private sector would concentrate on:
 Building new infrastructures and mega structures
 Imaginative use of existing lands, waterways
 Providing development of international quality
 Finance and equity for development
Prof. T.G Nubi

46. Types of Public-Private Partnership
(PPP)
 The Build-Operate-Transfer (BOT) principles of financing
projects arises when an individual, institution, country or any
other entity conceives project or has need for certain facilities
but lacks the fund to undertake development of the project.
Individual or institutional investors with invest-able funds could
be brought in to inject the needed funds to actualize the
development of the project. After the development, the
investor operates it for an agreed concession period in order
to recoup his investment and at the expiration of the period
the un-exhausted development is transferred back to the
portfolio of the partner with superior rights/interests.
 Build – Own – Transfer (BOT)
 Build – Own – Operate (BOO)
 Design – Build – Operate – Transfer (DBOT)
NOTE: For each available delivery methods, substantial knowledge, experience and judgment are required for success.
Prof. T.G Nubi

47. Thank You for Listening
Q’s and A’s
Open discussions and
comments
Prof. T.G Nubi