HOUSING NEEDS IN IBADAN CORE AREA: A CASE STUDY OF OKE-FOKO Bukola Adewale1 & Bayo Amole2 1Department of Architecture, Covenant University, Ota, Nigeria 2Department of Architecture, Obafemi Awolowo University, Ile-Ife, Nigeria Abstract Housing needs abound in every country, particularly in the developing countries. The needs are more prevalent in the urban centres. This study conducted in Oke-Foko, Ibadan focused on a particular area of the city, the core, in order to examine the housing needs in that context. The housing needs in this context were investigated in a survey conducted in 2013. The bottom-up approach, considered to be responsive, was adopted in which residents assessed their housing and housing environment and thus defined their housing needs. The results showed that the needs of residents were defined by the perceived crowding and adequacy of their physical environment including neighbourhood and infrastructure. The findings suggest that adequate attention be given to amenities, neighbourhood facilities such as open spaces, outdoor spaces and most importantly housing unit facilities such as toilet, bathroom, cooking spaces and storage spaces as needs that are important for providing acceptable houses in the core of Ibadan. Keywords: Housing need, housing adequacy, crowding, core area housing, Ibadan 1. INTRODUCTION Meeting the housing needs of urban dwellers especially in the core area is a particularly challenging issue in developing countries. The needs, both in quality and quantity have always been assessed based on what experts in housing issues think. For example, Jiboye (2004) assessed housing quality in the core area based on used socio-cultural parameters. Coker et al. (2007) assessment was based on Housing Quality Survey (HQS) and Environmental Survey (ES) as measures of the quality of the dwelling units and neighbourhood respectively. HABITAT (2008) analysed trends in the living condition of Ibadan core area populations over the period of 1990-2003 employing the Global Indicators Database with the following conditions: access to improved water, access to improved sanitation, sufficient living area, durability of housing and security of tenure. Sanni and Akinyemi (2009) focused on some physical properties as the determinants of residential districts’ preference. Apart from these works cited above, many works have been done in assessing the physical characteristics of housing in the core areas, but no attempt has been made to examine core area housing based on environment behaviour issues which define how the dwellers themselves feel about their housing. Environment behaviour issues like perceived crowding have generated issues over time. It is on this basis that the focus of this study, a survey, conducted in Oke-Foko, a neighbourhood in the core area of Ibadan, in 2013, using 1,200 household heads and houses, set out to assess housing needs of residents based on bottom-up approach which is responsive, and with a view to providing a basis for improving the housing environment. Results revealed that the residents defined their needs by the perceived crowding and adequacy of their physical environment including neighbourhood and infrastructure. The findings suggest that adequate attention be given to infrastructure, neighbourhood facilities such as open spaces, sporting facilities, and amenities as needs that are important for providing acceptable houses in the core of Ibadan. The first part of the paper which is the review of literature establishes the context of the study and highlights current understanding about core area housing and environment-behaviour issues as well as adequacy which is an indicator of housing quality which defines residents’ needs. The second part shows how the data was collected and analysed. The third part presents the explanation of the findings; and the last part synthesizes the key points raised in the study and presents the implication of the study. 2. LITERATURE REVIEW This section reviews literature related to housing need, housing adequacy, crowding, core area housing and Ibadan. Literature covers theoretical issues in housing, focusing on core area housing in Nigeria, Yoruba land and Ibadan in particular. 2.1 Core Area Housing The core areas of most world cities were the oldest parts as well as the economic nerve centres of the towns (Downs, 1997). They are also referred to as city centres, down town or the Central Business District (CBD). Business activities are concentrated in this part of town in most cases. In West-African cities, the case is different as economic activities are located a few distance away from the core areas because the core areas were mainly residential. The core areas of these cities which used to be the location of principal markets, has ceased to be because of European influence. The commercial region is always some distance away from the core which withdrew the attention of the colonialists from issues related to the development of these areas. Consequently, the core areas of indigenous West Africa towns have become derelict and plans to renew are almost unrealized (Fourchard, 2003). Other causes of the problems of the core area can be traced to a number of factors which include: 1. Socio-cultural: To a Yoruba, living closely to extended family members and friends is important. It is believed that it is a group of relatives and friends who shares their happiness and sorrows and who are socially knit by loyalty to the family group. To them the needs of their kinsmen are their first responsibility (Aldous, 1962). Therefore, their desire to live closely to members of the extended family either for economic, social and security reason brought about congestion in the core areas. 2. Multiple Ownership (Family House Concept) - The family house concept is another contributing factor to the deploring state of the core area. Jiboye (2010), described family house as “Ori’run”, meaning “origin or source of the ancestors”, and also “Agbo-ile”, meaning “Flock of houses”. It is therefore impossible for a single member of the family to talk of rehabilitation without the consent of others. This led to the continuous deterioration of the core area housing. 3. Economic factors: Another factor contributing to housing inadequacy in the core area is economic problem (Onibokun, 1985). The high rate of poverty in the developing countries has made it impossible to get fund for redevelopment of the core area. In the light of the above problems of core area housing, there is need to for actions at redevelopment to be taken which could only be responsive if the dwellers themselves are allowed to define their housing needs. 2.2 Housing needs Assessment of housing needs gives policy makers a basis for improvement of the state of the environment. Housing need defined the minimum standard expected of a household (Gabriel, Jacobs and Arthurson, 2005). The goal of a housing need assessment is to help identify the pressing need of a community and ultimately provide responsive solutions to the needs. According to Housing Assistance Council (1992), housing needs are generally represented by three categories of housing problems: 1) inadequate or substandard housing conditions; 2) overcrowding; and 3) cost burden or paying more than the household can afford”. Myers, Pitkin and Parker (2002) reported that housing needs can be expressed in different ways. It is based on both quantitative and qualitative approaches. In quantified housing needs, there is a relationship between housing need and population. Bramley, Pawson, White and Watkins (2010) classified the multi-dimensional quality of housing need under four general headings: lacking own secure tenure, mismatch/unsuitability, house condition and social needs; they are largely embodied in the legal framework as set out in the Housing Act 1996 of United Kingdom. The qualitative approach also measures the quality of physical housing (Myers et al., 2002) and crowding. Hablemitoglu, Ozkan and Punitcuoglu (2010) defined housing need as extending beyond the sheltering related needs but also physiological and psychological needs in a prioritized manner. The physiological need may include physical, social and economic (affordability) needs, while the psychological needs include safety/security, belonging, esteem and self-actualization. In Nigerian context, a study by Omole (2010) revealed that the housing needs in Akure were in respect of housing low quality and inadequate infrastructures and amenities. Ononugbo, Akpan and Osho (2010) described the housing needs of the slum dwellers in Enugu as qualitative and quantitative. The areas surveyed lacked social amenities and are marked with overcrowded living spaces. Nevertheless, the dwellers did not stop staying there because of their income level, education, family size and affordability. This implies that housing needs are affected by the characteristics of residents. The fore-going revealed that housing needs is defined both qualitatively and quantitatively. Furthermore, these housing needs are best described by housing indicators such as adequacy. 2.3 Housing Adequacy Studies on housing adequacy (Ibem and Amole, 2010; Mohit et al., 2010) have been done to assess the condition of housing and researchers have different views about housing adequacy. For instance, Fiadzo, Houston and Godwin (2001) used three indicators to measure the adequacy of housing in Ghana: overcrowding, physical deficiencies and excessive shelter cost expenditure. Zubairu (2002) defined an adequate house as one with some attributes of decency, security, privacy, spaciousness, healthiness, affordability, legally secured tenure, habitability, accessibility, and appropriately located with services and infrastructure. The evaluation of housing adequacy is based on a number of approaches. Mohit et al. (2010) employed the subjective evaluation approach in measuring housing adequacy. This subjective approach relates to the perception of quality of the occupants, and also their aspiration about their house. In the same vein, Bauer (1951) in Jiboye (2010) stressed the importance of inhabitants’ point of view about adequacy rather than engineering or design perspective. Coker et al. (2007) measured housing adequacy in terms of facilities, maintenance, degree of occupancy and quality of the neighbourhood in terms of land crowding, hazards and nuisances from transportation system, utilities and sanitation and community facilities. Sanni and Akinyemi (2009) used good layout, availability of infrastructural facilities like good roads, water supply, quietness, peace and adequate security, socio-cultural activities, accessibility to place of birth to access housing quality in Ibadan. Eggers and Moumen (2013) assessed housing adequacy of America based on the physical problems they exhibited. From the fore-going, conclusion can be drawn that assessment of housing adequacy cannot be limited to objective approach, but the views of residents are important determinants of how they see their housing. Assessment of housing adequacy should most importantly rely on subjective approaches. 2.4 Perceived Crowding Crowding is one of the indicators of housing adequacy and overtime, it has generated a lot of concern in the core area. Literature suggests that Ibadan core area is marked with overcrowded spaces. However, most of this literature has failed to draw distinction between perceived crowding and density. Nonetheless, literature like Churchman (2000); Bell et al. (2005) drew distinction between the two terms. Crowding is defined as subjective while density objective. Density is usually measured by the number of persons per room and space availability in terms of floor area per person. World Health Organization (WHO) suggests 9-10m2 floor area per person (Kumie and Berhane, 2002). Density also exists when a room constructed for a single function now serves multiple for which it was not originally intended (Huang, 2003). Crowding, on the other hand, is defined as a state of psychological stress that accompanies density that is evaluated as top high (Evans and Cohen, 1987). Similarly, Rapoport (1975) viewed crowding as perceived. Perceived crowding is related to objective density measures such as number of persons per unit area, but also depends on a variety of cultural norms, individual expectation levels and other factors. The objective environment (density) might be wrongly perceived or inaccurately perceived due to some biases. The way an individual assesses his environment depends on the fit between the perceptions and the values and needs of the individual (Rapoport, 1975). Evans, Lepore and Allen (2000) viewed a space as crowded when there are more than two people per room in a household; although the impact varies across cultures due to variation in preferences for personal space, higher thresholds of crowding, and cultural conscriptions of the family. McAteer (2012) measured residential crowding with three crowding variables including persons per room, crowding perceptions, and observation crowding. He found no correlation between the variables and distress behaviour which may be as a result of crowding. He concluded that various cultures’ definitions may influence the way they not only define crowding, but perceive crowding and subsequently react to crowded situations through behaviours. In conclusion, density and crowding are two different terms that define housing needs. It is therefore important that we gain an understanding of what the dwellers of Ibadan core area perceive as crowding. 3. METHOD 3.1 Study area The study area, Oke-Foko, is a neighbourhood in the core area of Ibadan. It is located in Ibadan south-west local government, one of five local government councils in Ibadan core area. It consists of twelve (12) zones and has an estimated population of 36,225 people as at 1996. In 2009, Oke-Foko has a population of 51,871 people projected at an annual growth rate of 2.8% (Oyo State Ministry of Environment and Water Resources, 2010). The settlement is mainly occupied by Ibadan indigenes; hence there is an expected socio-cultural homogeneity. A pre-survey carried out and collected secondary data indicated an estimated 1,990 houses (Oyo State Valuation Office, 2001) out of which 1,200 houses were selected for the survey. 1,200 houses were chosen as sample because it was envisaged that the response rate would be low due to the setting involved. Hence, in order to get a robust result, the sample size must be large. There were distinct compounds in the study area which were confirmed by residents and consequently established in the course of survey. 3.2 Survey instrument The survey instrument adopted for this study included questionnaire and interview. The questionnaire had both closed and open-ended questions. Likert scale was considered ideal for the closed ended questions although there were variations depending on the nature of variable being measured. The questionnaire was arranged in sections. The first section had questions on the characteristics of respondents which included sex, age, education, marital status, income and ethnicity. The second part consisted questions on assessment of housing based on users’ responses. The housing adequacy scale included thirteen (13) items which were grouped into two, “maintenance and accessibility” and “space sufficiency” attributes. The two attributes included questions at both house and neighbourhood levels. Ten (10) community/clan leaders were purposely selected for in-depth interview. The interview was conducted using structured interview method. The interview schedule contained questions that further consolidate the responses in the questionnaire. It also involved questions on the social and cultural background of Oke-Foko people. 3.4 Data collection The survey was conducted between March and August 2013. Data came from a sample of 1,200 household heads or their representatives residing at Oke-Foko at the time of survey. In the representative sample of 1,200, 856 questionnaires representing 71% were valid and were used for analysis. The sampling was based on stratified and systematic selection method in which 2 out of every 3 houses were selected for sampling. 4. STUDY FINDINGS AND DISCUSSION Socio-economic characteristics of respondents Table 1 is a summary of the socio-economic characteristics of respondents in the study area. It is revealed by the table that 5.2% of the respondents were below age 20, while 83.8% were between 20 years and 60 years. Those between ages 61 and 70 years were 6.4%, and those above 70 years of age were 4.6%. This suggests that majority of the residents were youths and were still active as against the assertion that the core is the abode of old people. The household heads were predominantly males (56.9%) and 43.1% were female. Large proportion of the respondents representing 71.8% was married while 20.8% was single. Widows accounted for 6.6% while 0.6% and 0.2% were divorced and separated respectively. The high percentage of married respondents shows that marriage is considered honorable, which is a strong socio-cultural norm in Yoruba society. In a traditional setting, the household head is usually a male even if the breadwinner is a female (Bongaarts, 2001). About 40.2% of the respondents were self-employed; 30.2% of the residents were artisans; 2.9% were public servants, while 5.2% were privately employed and collect monthly salary; 2.6% were retired from active service, 4.4% were unemployed and 6.1% were students. Others which covered 8.4% of the residents engaged in joint business with friends and family and also transportation business. This shows that a very good percentage of the respondents were employed in the informal sector which has always being the major form of employment in the core area. Larger percentage of the population (98.2%) was Yoruba compared to 1.3% and 0.1% who were Igbo and Hausa respectively. The other tribes represented were 0.4% of the population. About 85.4% of the Yoruba were indigenes of Ibadan while the remaining 14.6% were from other Yoruba towns. This confirms that the core area is the home of natives. Only about 2% of the population had secondary school certificate, 0.2% had masters’ degrees, while 21.6% were junior school leavers. Those who had primary school leaving certificate were 29.7% of the population, 0.6% had Arabic education and 5.3% had ordinary and national diploma certificate. About 15.2% of the respondents indicated that they had no formal education. This shows that the residents of the core area were mostly illiterates. A high percentage of respondents (64.6%) earned less than N18,000 per month, while 27.5% earned between N19,000 and N49,000. About 6.7% earned between N 50,000 and N90, 0000 while 1.2% earned N91, 000 to N135, 000. This inferred that the residents of Oke-Foko were low-income earners Table 1: Socio-Economic Characteristics of Respondents Socio-economic characteristics Frequency (N=856) Percentage Age Below 20 years 44 5.2 20-30 187 21.9 31-40 234 27.4 41-50 190 22.3 51-60 104 12.2 61-70 55 6.4 over 70 39 4.6 Sex Male 487 56.9 Female 369 43.1 Marital Status Single 178 20.8 Married 615 71.8 Widowed 56 6.6 Divorced 5 .6 Separated 2 .2 Occupation Public Servant 25 2.9 Privately Employed 44 5.2 Self-Employed 341 40.2 Unemployed 37 4.4 Retirees 22 2.6 Artisans 256 30.2 Student 52 6.1 Others 71 8.4 Ethnicity Yoruba 837 98.2 Igbo 11 1.3 Hausa 1 .1 Others 3 .4 Nativity Ibadan 728 85.4 Other Southwest 114 13.4 Non-Yoruba 10 1.2 Education No Formal Education 129 15.2 Primary 253 29.7 Junior Secondary 186 21.9 O Level 214 25.1 OND 45 5.3 HND/B.Sc./B.A. 17 2.0 Masters 2 .2 Others 5 .6 Income Less than N18,000 539 64.6 N19,000-N49,000 230 27.5 N50,000-N90,000 56 6.7 N91,000-N135,000 10 1.2 4.2 Housing Adequacy Table 2 shows the result of respondents’ assessment of the level of adequacy in the study area. About 40% rated the overall housing stock as adequate, 26.2% rated it as inadequate, 29.2% as fairly adequate, 3.0% said the housing was inadequate while 1.6% said it was very inadequate. The result was based on assessment of five (5) ”maintenance and accessibility” variables and eight (8) space sufficiency variables. Table 2: Overall Housing Adequacy Adequacy Score Rating Frequency Percentage 13-23 Very Inadequate 14 1.6 24-34 Inadequate 224 26.2 35-45 Fair 250 29.2 46-56 Adequate 342 40.0 57-45 Very Adequate 26 3.0 Total 856 100.0 As indicated in Table 3, out of the five maintenance and accessibility attributes, adequacy of access to Oke-Foko rated highest (66.4%) while adequacy of access to house rated lowest (25.9%). In the same vein, adequacy of maintenance of communal facilities rated (57.0%) rated higher than adequacy of maintenance of house (34.1%). A closer look at the adequacy of spaces also presented in Table 5 revealed that outdoor spaces (48.5%), open spaces (41.7%), cooking spaces (22.6%), storage spaces (39.6%), Toilet facility (40.5%) and bathroom (41.8%) levels of adequacy were below average. It is clearly indicated that outdoor spaces, open spaces, toilet, bathrooms, cooking spaces and storage spaces be improved upon in the study area. Furthermore, toilet and cooking facilities presented the most felt needs of the residents which should be given foremost attention. Table 3: Measurement of Housing Adequacy S/No Housing Attributes Very Adequate [5] Adequate [4] Uncertain [3] Inadequate [2] Very inadequate [1] 1 Space for living in this house in general 67(7.9%) 511 (59.9%) 68(8.0%) 198(23.2%) 9(1.1%) 2 Size of the bedrooms 81 (9.5%) 510 (59.7%) 42 (4.9%) 212 (24.8%) 9 (1.2%) 3 Toilet 151(38.2%) 9(2.3%) 79(20.1%) 119(30.2%) 36(9.2%) 4 Bathroom 334(39.0%) 24(2.8%) 163(19.0%) 238(27.8%) 97(11.4%) 4 Security 76 (8.9%) 400 (46.8%) 92 (10.8%) 248 (29.0%) 38 (4.4%) 5 Access to the house 44 (5.2%) 177 (20.7%) 42 (4.9%) 337 (39.5%) 253 (29.7%) 6 Access to Foko 77 (9.0%) 490 (57.4%) 58 (6.8%) 215 (25.2%) 13 (1.5%) 7 Maintenance of the house 64 (7.5%) 227 (26.6%) 57 (6.7%) 486 (57.0%) 19 (2.2%) 8 Maintenance of communal facilities 38 (4.5%) 446 (52.5%) 91 (10.7%) 250 (29.4%) 25 (2.9%) 9 Outdoor space (small space around the house) 37 (4.3%) 377 (44.2%) 92 (10.8%) 310 (36.4%) 36 (4.2%) 10 Open space (space for neighbourhood use) 1 (1.8%) 25 (39.9%) 6 (9.5%) 26 (41.9%) 4 (6.8%) 11 Space for receiving visitors 60 (7.0%) 471 (55.2%) 41 (4.8%) 247 (28.9%) 35 (4.1%) 12 Space for cooking 48 (5.7%) 145 (16.9%) 43 (5.0%) 555 (65.1%) 62 (7.3%) 13 Space for storage 34 (4.0%) 303 (35.6%) 66 (7.8%) 356 (41.8%) 92 (10.8%) 4.3 Perceived Crowding The analysis of perceived crowding of residents of the study area involved drawing distinction between density and crowding. Attributes of perceived crowding as well as objective density were measured on a five-point Likert scale ranging from strongly disagree (1) to strongly agree (5). The first dimension (perceived crowding) included item like “coping with crowdedness”, “control of interaction with others” and “conflict with others for space”. The second dimension included items like “number of rooms” and “design of house”. Afterward, residents’ were asked to rate the overall level of crowding in their housing on a five point scale. Distinction was drawn between perceived crowding and objective density in the results presented in Table 4. The first factor, objective density had items like “I have adequate number of rooms (0.851)”, “the rooms are overcrowded (-0.645)” and “I am satisfied with the design of my house (0.860)” and they loaded high on the scale as revealed in the table. This implies that the physical properties of housing affect perception of crowding as opined by Bell et al., 2005. The second factor, perceived crowding also had high loading of 0.677, 0.860 and 0.754 for “I can easily cope with crowdedness”, “I can control interaction with others” and “I do conflict with others for space” respectively. It shows that these factors were subjective, that is they depended on some characteristics other than the properties of the setting. Table 4: Dimensions of Crowding Measurement Factor 1 Factor 2 I have adequate number of rooms in my house .851 The rooms are over crowded -.645 I am satisfied with the design of my house .860 I can easily cope with crowdedness .677 I can control interaction with others .860 I do conflict with others for space .754 However, adequacy of number of rooms is considered to influence crowding because it has been proven that number of rooms can modify subjective rating of crowding (Chan, 1999). However, it is not as strong as expected and also had a negative influence on crowding. It implies that size of room was not the most significant determinant of crowding in the core area. Thus, other more important factors are responsible for room crowding. Consequently, it might be more useful to study other factors responsible for crowding. Table 6 further revealed that there are other factors apart from overcrowding of living spaces that significantly influenced perception of crowding in the study area. Among the variables examined, these other factors included “satisfaction with design of house” and “control of interaction with others”. They were the most important because they were the variables that weighted highest (0.860). “Conflict with others for space” may lead to feeling of crowdedness and it correlates strongly as well (0.754). The results of the present study led to the conclusion that perception of crowding may be mediated by both physical attributes of a space as well as the subjective feeling of individuals. In the study, the subjective perception had greater influence on feeling of overcrowding. Physical design is not the sole determinant of perception of crowding though they influence crowding. Based on both physical attribute of space and subjective perception of residents, core area housing was rated as moderately crowded by majority of residents (58.3%). A significant percentage (18.3%) rated the housing as lowly crowded while 6.3% felt crowding in their housing was very low; 13.7% and 2.5% of the residents rated the level of crowdedness in their housing as high and very high respectively (Table 5). It is evident from the results presented that only 16.2% of the residents of Oke-Foko felt that their housing was overcrowded. Table 5: General Level of Crowding in the House Level Frequency Percentage Very low 54 6.3 Low 157 18.3 Moderate 499 58.3 High 117 13.7 Very high 21 2.5 No Response 7 0.9 Total 856 100.0 5. Conclusion The study has been able to identify the housing needs of the residents of Oke-Foko. It is evident from the result that the residents assessed their housing based on their feelings. They have demonstrated that they are important when it comes to decisions about their housing. This is based on the evidence presented indicating that the bottom-top approach draws heavily on subjective rather than objective standards presented by experts in the field of housing. From the results, it can be seen that the study made use of both quantitative as well as qualitative research methods. Maintenance and accessibility, and space sufficiency were the two ways by which residents of Oke-Foko viewed housing adequacy. They rated their housing as fairly adequate. Maintenance and accessibility rated above average while the sufficiency of spaces rated below average. This suggests that housing and neighbourhood spaces should be considered for improvement with more attention on toilet, cooking and storage spaces. Another indication of these results is that as far as the residents were concerned maintenance and accessibility issues needed little attention from policy makers. Although, reports of previous assessment showed that the core area is overcrowded, residents rated their housing as moderately crowded. This indicates that crowding is a subjective concept which perception varies according to some factors other than the physical characteristics of housing. It would therefore be wrong for measurement of crowding to be based exclusively on objective parameters. However, the moderate level of crowding reported indicated that there is need to improve core area housing in terms of crowdedness of living and domestic spaces. 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