THE EFFECT OF ENVIRONMENTAL DEGRADATION ON RESIDENTIAL PROPERTIES VALUE

THE EFFECT OF ENVIRONMENTAL DEGRADATION ON RESIDENTIAL PROPERTIES VALUE

(A STUDY OF TUDUN WADA, JOS PLATEAU STATE)

ABSTRACT

 This study examines the Effect of Environmental Degradation on Residential Properties Value  (A Study of Tudun Wada, Jos Plateau State). To achieve the aim the proximity to railway station and its influences on volume of commercial activities surrounding property values, spatial pattern, trends of demand and supply of commercial / residential properties in the study area, these among others things evaluated. The research adopted the survey design which offers the opportunity to gather information through the use of questionnaires, personal interview and observation. A structured questionnaire was administered to the respondents which comprise the tenants/landlords of both commercial and residential properties within the precinct of the Abuja railway station, professionals in real estate, staff and management of Abuja railway station. Data were presented and analysed using simple statistical tools. The study revealed that the operation of the railway station did not have any significant impact on the property value. This means that increase in property rental value observed is not attributed to the operation of the railway station. Finally, it is recommended that the government should increase the operational capacity of the railways station, beyond its present level and to also increase the numbers of transits per day as this will encourage more patronage thereby impacting positively on property value. Also the planning authority should ensure adequate planning provisions to accommodate further development of commercial and residential properties within and around the network node.

  CHAPTER ONE

INTRODUCTION

1.1       Background of the Study

The word “environment” is of broad spectrum which brings within its ambit, hygienic atmosphere and ecological balance. It is therefore not only the duty of the state but also the duty of every citizen to maintain hygienic and sustainable environment. The rapid growing population and economic development are leading to the environmental degradation in Nigeria through uncontrolled growth of urbanization and industrialization, expansion and massive intensification of agriculture, and the destruction of forest.

Generally, speaking problems with environmental degradation are often linked with process of development and therefore have effects on local, regional, as well as global levels. These effects which are the result of human activities have devastating consequences on the environment and so are harmful on human beings, animals and plants and can be passed on to future generations (Mercado, 2008). In the face of global economic recession environmental degradation poses a great challenge to sustainable development.

There are many problems, challenges and opportunities associated with living in the environment today. The earth and its treasure base, is experiencing a siege from all aspects of human endeavours ranging from misuse, abuse and degradation of the environment that have become so easily spotted and there are disruptions every day and almost everywhere. Cultures, economic activities, cultural behaviours and livelihood practices are changing and changing fast as a consequence of the realization that when people have power to extract resources around them for a more fulfilling life, they sometimes unleashed such power with a sense of desperation to solve the increasing and mounting problems of survival and progressive improvement and this leads to environmental degradation. Thus, the desperate quest for self, family or organisational improvement is no longer a future threat but real threat for the future. To look up to the future with optimism, depends to some reasonable extent on how we are able to set the stage for tackling environmental degradation problems of today. This requires an intelligent and well co-ordinated balance has to be maintained between integrated socio-economic development on the one hand, and lifelong preservation of human life and natural resources of mother earth on the other. Human beings are an end in themselves while every other thing is seconded to it without compromising the integrity and sanctity of the human species on earth. It is worth mentioning here that whenever there is an exhibited mismatch between human production systems and practices, and specific attributes of the resource base of the environment, a reversal of such inhibiting mismatch becomes imperative for the restoration of ecological balance.

Population growth and economic development are contributing to many serious environmental calamities in Nigeria which have adverse effects of residential properties, these calamities include heavy pressure on land, land degradation, deforestation, habitat destruction and loss of biodiversity. The final outcomes of this are air pollution, global warming, climate change, water scarcity, erosion and water pollution.

Generally, speaking problems with environmental degradation are often linked with process of development and therefore have effects on local, regional, as well as global levels. These effects which are the result of human activities have devastating consequences on the environment and so are harmful on human beings, animals and plants and can be passed on to future generations (Acho, 1998; Danish International Development Agency, 2000; Kjellstrom and Mercado, 2008). In the face of global economic recession environmental degradation poses a great challenge to sustainable residential property development. Conventional environmental analysts are of the opinion that poverty is one primary cause of environmental degradation, hence proposing a negative relationship between poverty and sustainable development and suggesting that if much of the environmental problem is poverty then, eliminating poverty and poor people via growth becomes key to saving the environment; thus this group of analysts is of the opinion that, there is a negative correlation between poverty and sustainable development.

The World Bank (1994) posited that, if people can be poor without subordinating the environment, the poor people in their present state cannot practice sustainable development. This opinion tends to follow the popular definition of Sacha Journal of environmental studies, volume 1 number 2 (2011) Pp. 17-29. Sustainable development as that which meet the needs of the present without compromising the ability of future generations to meet their needs. As a result, the World Bank (1992) pushed a policy agenda of poverty alleviation not only as a moral imperative but as an ecological one (Grossman and Krueger, 1991).

1.2 Statement of the Problem

There are many problems and challenges associated with living in the environment today. The earth and its treasure base, is experiencing a siege from all aspects of human endeavours ranging from misuse, abuse and degradation of the environment that have become so easily spotted and there are disruptions every day and almost everywhere. Cultures, economic activities, cultural behaviours and livelihood practices are changing and changing fast as a consequence of the realization that when people have power to extract resources around them for a more fulfilling life, they sometimes unleashed such power with a sense of desperation to solve the increasing and mounting problems of survival and progressive improvement and this leads to environmental degradation. To look up to the future with optimism, it depends to some extent how we are able to set the stage for tackling environmental degradation problems of today, it is against this background that this research tries to examine the effect of environmental degradation on residential properties value with a special interest in Tudun Wada, Jos Plateau State.

1.3 Aim and Objectives of the Study

Aim

The aim of this research work is to examine the effects of environmental degradation on residential properties value in Tudun Wada – Jos, Plateau State.

Objectives

To achieve the set goals the following specific objectives will be pursued:

1. To examine the types of residential property prevalent in the study area
   1. To identify the causes of environmental degradation in the study area
   1. To identify the effects of environmental degradation in the study area
   1. To examine residents perceptions of environmental degradation in the study area.
   1. To determine how environmental degradation has affected residential properties value in the study area.

1.4 Research Questions

This study will examine the following questions:

1. What are the types of residential property prevalent in the study area?
2. What are the causes of environmental degradation in the study area?
3. What are the effects of environmental degradation in the study area?
4. What are the resident’s perceptions of environmental degradation in the study area?
5. To what extent has environmental degradation affected residential properties value in the study area?

1.5 Significance of the Study

This work will be carried out with the aim that its outcome will be of great value to several interest groups: the academia, investors and government at all levels. For the academic, the literature review, findings and recommendations will enrich the scanty literature of this topic and also serve as a further reference for further researchers in this study area. It will equally benefit the investors; hence the research will provide a good insight into the viability of residential property investments in Jos particularly in Tundu Wada. Finally, the research will be of immense value to the government as it will help them to understand the menace of environmental degradation and its effects on residential property value.

The recommendations would give new suggestions that would enhance the sustainable environment and thus reduce the effect of environmental degradation on residential property value in the study area and the country at large.

1.6 Scope of the Study

This study will strictly focused on the effect of environmental degradation on residential properties value in Tudun Wada Jos Plateau State.

1.7 Definition of Terms

Slum: Slum according to Simon (2010) defines slums as a group of building or an area characterized by over crowding, deterioration, un-sanity or absence of amenities or facilities such as portable water, drainage system, schools, health facilities, recreational ground, access road e.t.c. This condition endangers the health, safety and moral of its inhabitants that also affects the value of land negatively.

Blight: A Blight area may be defined as area where existing structure, facilities and utilities are substantially impaired or arrested, it can also be referred to as physical deterioration of building and properties.

Infrastructure: it can be defined as the basic physical and organization structure needed for the operation of a society or enterprise e.g. water supply road, power grids e.t.c

Slum Upgrading: This means raising the status avidity, value or condition of a neighborhood or aspects of the city centre or any unwholesome and unsanitary part of an urban area.

Residential: this can be defined as block of flats or bungalow duplex e.t.c in an area of a town suitable for living and consisting of houses rather than factories or office.

Property: property in a technical legal term means “a unit or object whether tangible or intangible upon which interest is created  and over which control or right of ownership is exercised  by the owner of interest.

Rental Value: Is the maximum amount which Is property will let in the open markets at any giving time.

Values: The term value means the worth of something or how much something is worth  in money or other goods for which it can be exchanged.

1.8 Historical Background of the Study Area

Tudun-Wada is located in the township district of Jos in Jos North Local Government Area of Plateau State. It is bounded on the North by Jenta Adamu district, to the West by Hwolshe district of Jos South Local Government Area, to the South by the state and federal secretariat while the Jos High court, Union Bank and COCIN headquarters form the Eastern boundary. Tudun-Wada has about 4215 houses. It is both a commercial and residential area with several ethnic groups that include Berom, Jarawa, Angas, Miango, Idoma, Yoruba and Igbo.

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