Housing delivery systems : an evaluation of public-private partnerships towards provision of adequate housing for the middle-income group in Lagos Nigeria.
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Date
2012
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Abstract
This research thesis examined the applicability of the enablement paradigm in the public-private
partnership (PPP) of housing delivery systems (HDS) in Lagos among middle-income groups
using the periods of changing historic conditions as baseline for the analysis. Nigeria’s postdemocratic
Housing and Urban Development Policy for the first time in 2002 recognized the
formal private sector as a major stakeholder in its framework. This recognition was in line with
the World Bank’s policy recommendation for governments to create enabling environment for
private sector participation in housing provision. The major changes by this policy were the grant
of access to land with ownership tenure and access to housing finance with low interest rate.
This thesis underscores the failure of the Housing and Urban Development Policy framework in
Nigeria to achieve real gains in housing delivery. By unbundling the determinants of HDS in
Lagos, this research identified the universal objectives of housing delivery in terms of the
quantity and quality of housing and its environmental quality.
The findings from this research work identified significant correlation between failures in
government policies and poor stakeholders’ delineation and roles. The study further associated
stakeholder’s delineation and role to PPP optimization: By so, identified PPP as the fulcrum for
resource, process and social optimization towards achieving AHD.
Through an extensive analysis of historic conditions, theories and policies nationally and
internationally, this research drew relevant lessons which informed its conceptual departure for
unbundling PPP within HDS. It also relied on empirical data obtained from quantitative and
qualitative research instruments drawn from four estate typologies and three categorized
stakeholder’s respondents’ frame it used in evaluating HDS.
In its contribution, this study developed a project lifecycle framework for housing development,
a proposal for PPP effectiveness and an Adequacy Evaluation Technique (AET). Common to
these models was the delineation of the universal objectives of housing from which the 3-Qfactor
of housing quantity, and quality and the quality of housing environment emanated as a measure
of value added contribution. By this, the study established a departure from previous
architectural approaches which promised value satisfaction as a functional derivative of design.
Through these models, PPP can be designed at the architectural and operational levels towards
achieving AHD through the window of the universal objective of housing delivery; and can be
evaluated for functional satisfaction and real value (return on investment) based on assessment of
profitability of housing development actors/partners.
The second major contribution is the delineation of stakeholders in three dimensions namely, the
household, the housing development actor/partner which reflects changing roles and
circumstances and the housing development experts. Of emphasis are the changing roles and
circumstances that this study is able to delineate from its literature and field work through an
understanding of the social focus groups which exist within the Lagos settings.
This study in conclusion emphasizes the need for delineating stakeholders’ roles contextually as
a pre-condition to initiating partnerships. It also posits that there is need to deduce all resources,
processes and social context as the framework for PPP before initiating partnerships. It
established that, current policy practice already targets the middle-income in its use of PPP, and
this can be extended to other social income groups and that the basis for the utilization of PPP
should stem from an understanding of specific application of the three-step adequacy evaluation
technique (AET) developed by this study as a relevant tool for evaluating the adequacy of
housing development projects.
Description
Thesis (Ph.D.)-University of KwaZulu-Natal, Durban, 2012.
Keywords
Housing--Nigeria--Lagos., Housing development--Nigeria--Lagos., Middle class--Nigeria--Lagos., Theses--Housing.