Sciknow Publications Ltd. AE 2013, 1(2):29-36 DOI: 10.12966/ae.09.02.2013 ©Attribution 3.0 Unported (CC BY 3.0)
Architecture & Environment
Open Access
Physical Development Tools and Planning Strategies in Lagos State, Nigeria: An Assessment Soyinka Oluwole Abayomi Department of Urban and Regional Planning, University of Lagos, Lagos Nigeria *Corresponding author (Email:
[email protected])
Abstract - Global environment and physical development are facing the challenges of urbanization and globalization in different forms and with different issues of flooding, earthquakes and tsunami among others. Considering the limited literatures in this area and the need to solve these challenges, this paper evaluates the relationship that exists between physical development tools and physical planning strategies in achieving sustainable development in Ikeja L.G.A of Lagos State, Nigeria. The research relies on secondary and primary source of data, with journals, planning decrees, maps and related literatures being secondary sources of data. And the primary source of data, as questionnaires, reconnaissance survey, interview and photographs. The research discovered that physical development tools and physical planning strategies were faulty and in some cases applied as product rather than a process. The study further identified that there are no clear planning strategies, citizen participation and lack of adequate integration of tools and professionals involved in sustainable development. The paper recommends institutionalization of tools and strategies with the professionals and the public. Also, creating clear cut strategy, adequate enforcement, citizen participation and management of future land use development were recommended. Keywords - Physical, Planning, Development, Physical Development Tools, Planning Strategy
1. Introduction Promoting sustainable development is the target of global communities, with developing cities facing challenges of exploding population and scarce resources of making effective management of their land and sea resources. Lack of infrastructure, poor maintenance administrations, overcrowding, uncontrolled and conflicting land uses, unabated pollution and all other challenges pose serious threats to the ability of managers in achieving sustainable urban development (Oduwaye, 2009). Inefficient, inappropriate and degraded infrastructure hampers economic growth as it hurts the ability of developing cities to attract investment. Lack of readily accessible drinking water, sanitary living conditions, and continued exposure to air, land and water based pollution continues to jeopardize the health and economic productivity of urban residents. Given the rapid population growth and a concurrent decrease in funding from central governments and international donors, city managers must find new and
creative ways of providing safe, healthy cities, in which their populations will live and prosper (Basorun, 2003). Considering the limited resources and immense challenges faced in the global world and developing countries like Nigeria and Ikeja L.G.A of Lagos State, It is evident that the physical development tools (Models, Laws, Master plan/Zoning, Development Control Strategies, Upgrading and Renewal plans) as the various instruments, and strategies put in place by the stakeholders in regulation, coordination and direction of physical planning has been contested on its functionality. Physical planning that deals with the decision making processes and ordering of the relationship that exist between the natural resources and the human system seems not to be effective as the rate of urban blight and degradation is startling by the seconds (Basorun, 2003). Instead of the present passive planning, cities in developing countries need proactive plan for their major physical development challenges by integrating the relationship that exist between physical development tools and physical planning to promote adequate and safe water supply; control pollution; and prevent the destruction of
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natural ecosystems. Literatures and research in the developed world over time has proved that the adequate integration of physical development tools and effective physical planning strategy can promote sustainable urban development. In order to achieve the required sustainable physical development tools, physical development plans, and effective physical development activities in Ikeja, L.G.A of Lagos State, Nigeria and other developing countries, This research focuses on assessment of physical development tools and physical planning activities in Ikeja, LGA of Lagos State with the view of establishing acceptable recommendations for sustainable development in urban areas. 1.1. Statement of Research Problem Oduwaye (2009), in his study of challenges of sustainable physical planning and development in Metropolitan Lagos identified some environmental planning challenges such as the inadequate human resource development and human capacity-building, inadequate sustainable land use planning and management among others, but without in-depth assessment of the of operation planning tools and strategy. Afolayan and Omirin (2010) opined that land use and its management are not in its effective use and that land uses in urban areas are in haphazard state. Considering this statement with the mix reaction in place over the recent Lagos Mega City Master plan and the various public complaints in physical/environmental management in Nigeria, it is evident that there are lapses in physical development tools and physical planning techniques in achieving a sustainable urban development. According to the Nigerian Urban and Regional Planning Decree 88 of 1992, (NURP Decree 88, 1992) the following are identified as the physical planning strategies and physical development tools: 1. Government agencies and Arms of government involved in plan processes and implementation, Physical Planning and related agencies, the Civil Society Organization (CSOs), the International Corporate Management, Private and Public non-governmental organization (NGOs) are identified as planning strategies according to the decree. 2. Models, Laws, Master plan, Development control notices (policies and others), the Upgrading and Renewal plans, Development of New towns, the National Development Plans and Planning agendas (NEEDS, Vision 2020, etc) are also identified as planning tools according to the decree. The provision of the NURP Decree 88, with literatures reviewed in the study area, and the reconnaissance survey carried out present a gap in achieving sustainable development that arise from the physical development tools and strategies employed. The following are identified as the significant gaps and areas of challenges within Ikeja LGA of Lagos state, which also reflect lapses in the application of planning tools and strategy: 1. Environmental pollution of different kinds (water, air and
land pollution). 2. Preparation and implementation of planning policies without adequate citizen involvements 3. The determinations of compliance level of environmental planning (Land use zoning) in this area are inadequate with identified incompatible land use challenges. 4. Also, the determinant of the development control mechanisms as part of environmental planning tools is a challenge. Considering the literatures, reconnaissance survey and the identified gaps in study, Lagos urban challenges and their threat to human life and property in relation to physical development tools and planning strategies are inadequate in achieving sustainable urban development. Thus, there is a significant challenge and there is a need for in-depth research into these challenges in other to determine the best physical development tools and planning strategy in Nigeria and other developing countries of the world.
2. Theoretical Issues and Literature Review Planning is a broad word that is applicable to all fields and aspect of human existence with different scope of definition. Agbola (2001) says planning is the process of preparing a decision for future action. Alden and Morgan (1974), define planning as the general application of the scientific innovations and knowledge in order to solve spatial problems and achieve the goals of the present and future social system. Faludi (1973), see planning as the application of scientific method to policy making with the view of increasing the validity of policies in present and anticipated future of the environment. According to Mc Longhins (1969), in Agbola .T. (2009), planning is define as the creation of the right site for the right people at the right place and at the time. In summary of the basic definitions of planning, planning be said to be the process of deciding on what to do on space, how to do it in a given period of time and for an identified people to meet their needs without jeopardizing the environmental quality. Environment is the entire physical space in which man and its resources are sustained. It is can also be define as the whole complex of physical, social, cultural economic and the aesthetic factors that affect individual survival, community and their form or character. Also, it is the immediate surroundings of an element that is made up of living and non-living organisms that can support life. Physical planning is concerned with the decision making processes where they are required for managing relationships that exist within and between natural systems and human systems. Physical planning endeavors to manage these processes in an effective, orderly, transparent and equitable manner for the benefit of all elements within such systems for the present and the future use. The present day physical planning practices are the result of continuous refinement and expansion of the scope of such decision making processes. Some of the main elements of the present day physical
Soyinka Oluwole Abayomi: Physical Development Tools and Planning Strategies in Lagos State, Nigeria: An Assessment
planning are: Social and economic development Urban development Regional development Natural resource management and integrated land use planning Infrastructure systems Governance frameworks among others. Thus, physical planning assessment for the purpose of this study encompasses the land use activities, transportation, economic and housing characteristics. The air pollution, noise pollution, the wetlands, habitat of the endangered species, flood zones susceptibility, coastal zones erosion, and the examination of planning process to determine the level of sustainability and functionality in the study area of Ikeja L.G.A. Ezean (2001), define planning as the co-ordination of resources both human and materials resources to achieve stated sets of objectives and the physical development of an area with definite space, limit and boundary that are characterize with advance occupation, population and most especially administratively justified. Considering the summary of what Ezeani refers to as physical planning, and the summary of his work, physical planning strategies can be refer to as the collective effort of urban stakeholders in the regulation, co-ordination, and direction of the affairs of urban centers or visible area to achieve functionally efficient environment for working, living and recreational. United Nation Environmental Protection (UNEP) says physical planning is the ordering of physical space through the consideration of past, present and feature effect of man and resource, so as to achieve an environment that is efficient enough for working, living and recreational. The emphasis of their explanation is based on the safety, protection and achievement of an efficient environment that is convenient enough for working, living and recreational like all other authors. It is the broad aspect of planning that attempts to reconcile the demand of the socio-economic system with the constraints of the environment. It is also define as the step needed to carry out and implement the environmental management plans for the purpose of ensuring that achievement in social, economic and physical development last for the benefit of the present and future generation. 2.1. Physical Development Tools The rapid growth of the urban centers in Nigeria has been phenomenal. More people have continued to move from the rural areas to the urban centers in search of employment and educational opportunities, and apparently higher standard of living. The adverse effect of this reflects in the sprawl development and degraded urban system. Subsequently, the management of urban centers for effective physical development, improved standard of living and systematic approach to various planning techniques are stretched. Physical planning management standard, systems or attempts to reduce anthropogenic impact as measured by
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some objective criteria on the environment continually becomes an issue of concern for environmentalist and administrators. To change this form, structure and direction of growth of the urban centers, led to the creation of different types of device and approach to planning. In view of these, physical planning tools are put in place to achieve sustainable environmental standards that are efficient enough for working, living and recreational. Physical planning strategies according to NURP Decree 88 of 1992 and Basorun (2003) are identified as the effort put in place by all stakeholders in the regulation, coordination and direction of the environmental planning projects and administration or implementation of these projects through a device (Tools) in urban centers. Identified physical planning strategies are: (1) Government agencies or Arm of government (Physical Planning and related agencies). Civil Society Organization (CSOs). International Corporate Management. Non-governmental organization (NGOs). (2) Physical Planning Tools: Models Laws Master plan/Zoning Development Strategies (policies and others) Upgrading and Renewal plans Development of New towns. (3) National Development Plans and Planning (NEEDS, Vision 2020, etc). All these above mentioned device and approach are the physical planning strategy and physical planning tools that will be assessed with details on zoning, development control and building codes, to determine the urban sustainability (Basorun, 2003). 2.2. Concepts 2.2.1. Concept of Environmental Planning and Management Process (EPM) Concept of environmental planning and management process according to Wahab (1998), is the process of bottom-up participatory, interactive and collaborative approach to urban planning and management in which public technocrats work in concert with the organized private and voluntary (NGOs) sectors, and the civil society organizations to jointly address the environmental and economic issues affecting people and their environment. Aim and Objective of the Concept of EPM Process: The goal of the EPM process as described by Wahab (1998:18a) is the improvement of health and productivity in cities through reduction in or total elimination of environmental hazards/degradation and the protection of natural resources for sustainable socio-economic and physical development. While the objectives are as follows: To identify urban environmental issues before they get out of hand or become more expensive to deal with.
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To agree on strategies and actions to resolve the environmental issues among all whose cooperation is required? To implement strategies through coordinated public and private actions. Attributes of the EPM Process/Physical Development Tools and Planning Strategy : 1) Mechanism for achieving sustainable urban growth, development & management. 2) All stakeholders in the city must be involved in problem identification, priority setting and project implementation. 3) Recognizes inter-governmental cooperation and puts in place a machinery to promote it. 4) EPM processes are qualities of meaningful partnership, which include participation, consensus building, accountability transparency and bottom up philosophy. 5) Introduces flexibility into planning process whereby problems, priorities and strategies respond to pragmatism in a dynamic way. 6) EPM process relies on constant consultation, information dissemination capacity building for all stakeholders to achieve meaningful participation in urban development and management (Basorun 2003). 2.2.2. Concept of Collaborative Environmental Planning (CCEP) Concept of collaborative planning is a process through which 'parties who see different aspects of a problem can constructively explore their differences and search for solutions that go beyond their own limited vision of what is possible. It is evident that collaborative decision-making is no small task; however it is being applied to environmental planning and management. It is a complex process, consuming of time and resources, and often involves intense conflict. However, as Collins and Dukes (1998) emphasize: "Conflict is a natural part of community life. It can give rise to productive dialogue, increased understanding among community members, problem resolution, and improvements in community life." This revelation about conflict illustrates the power of collaboration as a problem-solving tool. It can take that inherent conflict and create a dialogue, which in turn produces new perspectives for examining and solving problems. CCEP differs from traditional problem solving methods in several critical ways. It goes beyond economics and science, incorporating values and norms. Collaborative environmental planning views problems not as belonging to a single discipline, but rather in a holistic, multi-disciplinary manner. In addition, collaborative approaches focus on the process of problem solving, which means involving all stakeholders--in an effort to produce better solutions. This necessitates incorporating various competing interests from the beginning, thus framing problems in a
different manner and allows stakeholders to participate or contribute their perspectives means to the problem solving. Problems are defined differently and are likely more completely solve together than if one or two "experts" were to look at the same situation. It means that the problems and the solutions are not necessarily defined by the "experts" or agencies but rather from the community and the experts. Currently, we see this practice manifest in many community initiatives and it seems to be spreading. State and federal agencies are participating in collaborative partnerships as well, and the idea of collaborative planning is infusing into the mainstream of policy and planning but still sustainable physical development are not achieved (Nazar M. et al 2009). 2.3. Testing Hypothesis Considering the wide scope of physical development tools and planning strategies in assessment of environmental sustainability or urban sustainability, the following hypothesis is tested to ensure in-depth assessment of the research topic and to make a reasonable conclusion and recommendation. H0: There is no relationship between zoning of an area and use of building. H1: There is a relationship between zoning of an area and use of building.
3. Study Area and Research Methodology 3.1. Study Area The study area is Ikeja local government area of Lagos state and it is located within the heart of the State and the capital of Lagos State. It is also one of Nigeria's 774 Local Government Areas (LGAs).With high levels of commercial activities, agglomeration of people and different environmental degradation. The state began in the fifteenth century as a Portuguese trading post exporting ivory, slaves, and artifacts that evolve the city from predominant farming and fishing villages to highly urbanized settlements. Lagos metropolis is inhabited with about 80% of the population of Lagos State, making it the most urbanized state in Nigeria today, with a population of over 10 million people (Lawanson 2007). 3.1.1. Physical Structures and Land uses Ikeja Local Government Area consists of all the major land use activities such as residential, commercial, recreational, industrial and institutional land uses all of which are properly zoned in different areas with most areas having mixed uses. The residential land uses in the area includes Ikeja G.R.A., Ogba estate, Navy cantonment quarters, Police quarters, private and public built housing within the local government. Institutional land uses which consists of Administrative area, churches, schools, public building (St. Leo Catholic Church, Lagos State ministry). Commercial land uses like banks, markets, and offices e.t.c. The physical structure of Ikeja
Soyinka Oluwole Abayomi: Physical Development Tools and Planning Strategies in Lagos State, Nigeria: An Assessment
Local government area is that of a plan area because of the sit of administration (Alausa), Industrial estates and other public utilities in the local government. But the present appearance can be regarded as urban blight despite the zoned nature of the different land uses and planned nature of the area during the metropolitan plan preparation. According to Oduwaye (2009) and other literatures, the physical structures and land use in the area are characterized with blighted appearance, tight commercial buildings without adequate airspaces and slum packed environment that are always flooded during raining season. The issues of street trading, un-coordinated parking by both the private and public drivers and general rush of urban population are also identified as part of the physical features and land use activities of Ikeja local government area. 3.2. Research Methodology The research method involve the collection of secondary data (Journals, Articles, Books and internet search), and primary data (questionnaire, user perception interviews and personal observation in acquiring facts). 3.2.1. Sample Frame and Sample Size Sample frame is the target group or population to be sampled and is also the list that contains some important and useful information about members of the population, while the sample size is a subset of the population and consists of the subgroup drawn from the target population. The sample frame for this study consists of all the household population of six hundred and forty eight thousand, seven hundred and twenty (648,720) residents of the area with Ten (10) wards of Ikeja Local Government’s Area (Lagos population census 2006). And the sample size is twenty five percent (25%) of the total household population at one hundred and sixty-two thousand, one hundred eighty (162,180) resident and three (3) wards. Using multi-stage sampling method to achieve the sampling, the first stage includes the stratified selection (based on the level of degradation and urbanization) with the 25% sample ratio. While the second stage of the multi-stage sampling involves the questionnaires administration in three (3) wards that are stratified from the total ten wards. And finally, a total of Hundred questionnaires were administered using Bartlett et al (2001), continuous data margin error t=1.65 and alpha level of 0.025, that state questionnaire range based on population and in a simple random sampling method. 3.2.2. Sampling Procedure, Techniques and Data Analysis The sample procedure and techniques include the use of structured questionnaire in an open and closed ended format that was administered within three (3) wards of Ikeja Local government area using a multi-stage sampling. The first stage involves the selections of three wards among the ten (10) wards in Ikeja L.G.A (based on their urbanization/ population, level of degradation and identified need of physical planning) using stratified system. Subsequently, the systematic selection of street based on the interval of four was carried out and this was followed by
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stratified system of housing selection within the street based on housing types and density and finally a simple random administration of questionnaire in each household within the property boundary was carried out. The methods of data analysis include the inferential and descriptive system of data analysis. Descriptive data analysis through the use of pictures, plates, maps and diagram, the inferential system through the use of figures and tables from the test of correlation carried out.
4. Data Analysis In other to be straight forward to the subject of study, the research data analysis will focus more on the area of importance to this research study in terms of data variables and analysis. Table 1. Respondent Area Zoning
Frequency
Percent %
Residential
66
66.0%
Commercial
24
24.0%
Mixed Uses
10
10%
Total
100
100 %
Valid
Source: Authors Field Research 2012
Table 1 above present the respondent zoning situation for the study area with residential at 66%, commercial 24% and mixed uses at 10%. Assessing the conformity of the resident with the zoning as part of the urban management tools in the study area by comparing the expected zone with the present use of the study area it can be deduced that the physical development tool (zoning) in the study area is ineffective, as the present uses contradict the zoning. Table 2. Respondent Building Plan Status
Valid
Frequency
Percent%
Approved
63
63.0%
Not Approved
37
37.0%
Total
100
100.0%
Source: Authors Field Work 2012
Also, in the process of determining the functionality of physical development tools and planning strategy, table 2 present the response of the occupant of the study area on building approval with approved at 63% and not approved at 37%. Based on this response it can be deduced that the approval processes and development control through the use of approval and monitoring is faulty, as most people have approval but use the building for different use. Also, that there is a need for more effort to enforce the collection of approval and use of building for same purpose it was approved for.
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Table 3. Any Private/Public Dialogue Group in the Area
Yes No Total
Valid
Frequency 11 89 100
Table 5. Effective Government Agency
Percent% 11.0% 89.0% 100.0%
Source: Authors Field Work 2012
Valid In other to assess the effectiveness of citizen participation as physical development tool and physical planning techniques in the study area. Table 3 above; present the public opinion on the availability of private or public dialogue group in the study area with 11% respondent saying Yes to available local group and 89% saying No to dialogue group in the study area. This can be related to the result of table 4 below. Table 4. Government Approach towards Environmental Planning
Frequency
Valid
Percent%
Autocratic
43
43.0%
Democratic
23
23.0%
Laisser-faire
34
34.0%
100
100.0%
Total Source: Authors Field Work 2012
Ministry of Physical Planning Ministry of Environment Local Government Agency None Others Total
Frequency
Percent%
17
17.0%
13
13.0%
10
10.0%
55 5 100
55.0% 5.0% 100.0%
Source: Authors Field Work 2012
Assessing the effectiveness of the government in relation to the physical development tools and physical planning strategy, Table 5 presents ministry of physical planning has been effective at 17%, ministry of environment at 13%, Ikeja local government agency at 10%. The data present 55% as none agencies functioning effectively and the highest of all, while 5% present other ministries as effective. 4.1. Testing Hypothesis The following hypothesis is tested to assess the research topic and to make a reasonable conclusion and recommendation. H0: There is no relationship between zoning of an area and use of building. H1: There is a relationship between zoning of an area and use of building plan
Table 6. Zoning Area and Types of Building Use
Respondent Use of Approval
Respondent Area Zoning Total
Institution
Mixed uses
Total
Residential
Commercial
Residential
19
8
2
37
66
Commercial
9
0
0
15
24
Mixed uses
0
4
0
6
10
28
12
2
58
100
Source: Authors Field work 2012.
Using correlation statistical analysis to determine the platform for accepting H0 or H1 and make a conclusion on the assessment of urban management tools and environmental planning. Table 6 present 19 residential zone area been used for residential, 8 residential area been used for commercial, 2 residential zoned area been used for institution and 37 respondent said there building zoning and approval are residential and are been used as mixed uses. Also 9 supposed commercial area are been used for residential, none for pure commercial and institution, while 15 were identified for mixed uses. Finally the table also present that the area segregated for mixed uses either by change of use reflect 4 for commercial 6 for the actual use that it was made for. This data
in summary present the growth of land use as been unguided in relation to the plan or zoned uses as most of the land uses are used for different things. Based on the analysis, this research study can conclude that there is a significant inverse relationship between zoning of an area and use of building plan. This is because of the use of the building are not properly guided.
5. Findings The following key environmental challenges and lapses of physical development tools and physical planning strategy will be discussed under the following headings among the
Soyinka Oluwole Abayomi: Physical Development Tools and Planning Strategies in Lagos State, Nigeria: An Assessment
numerous identified by the field work as follows: Physical Planning Tools (Zoning) Are Not Adequately Enforced: The activity of writing and formulating policies is an activity that gain general consensus among the environmentalist but lack the will power or implementation strategy. The consensus of the research study revealed building compromise and negotiation leading to in-effective inter-agency and the joint environmental activities. Little effort is recognized under this aspect but there is no enough enforcement power and this would help in taking urban centers to another level. It was discovered in Ikeja, that all the area of challenges that affect the achievement of environmental sustainability lack proper enforcement to adhered to planning standard. No Clear Development Control Action: Issues of specific strategies are meant to be operationalized through the formulation of action specifics, which define priority actions that will convert strategy into practice. The process of plan implementation including time frame should be negotiated and consequently agreed to. No Quality Data Base: data base are not available to monitor the development of physical planning, population growth and level of variation in physical development and equal approach are also lacking in solving the problem. Planning, Implementation (tools) and Control: planning, implementation and control of physical planning project are not properly integrated and clearly define to achieve sustainable physical planning tools and planning process. So the physical planning tools and planning strategy is rendered useless if policy planning, implementation and control are not sites specific and well integrated as what we discovered in Ikeja L.G.A. Faulty Physical Planning Structures: Considering the research carried out, the physical development tools in its implementation of physical planning projects has been found faulty and not adequately functioning at its full capacity. No wonder that strategic plan are carried out, regional master plans are also prepared; but the physical planning challenges in Ikeja are still paramount. This is evident on the composition and structure quality of some of these plans that are faulty. The same planning structure grant the area zoned for residential a change of use among other faulty process of the agency. Physical Planning Strategies: The strategic planning process starts with a series of community meetings where existing environmental challenges are laid side-by-side with preferred use patterns and potential impacts. Key stakeholders can then begin to list and agree upon priority actions under short, medium and long-term time horizons. Priorities need to be analyzed in terms of existing and potential financial resources. Once viable priorities are chosen, project road maps should be constructed and implementation can begin.
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6. Conclusion Physical planning tools and physical planning strategy is a process rather than a product; it is dynamic, it is bottom-up participatory, interactive and collaborative approach to urban planning and management. It should be prepared and carried out to fosters partnership, understanding, agreement, consensus, equal participation and coordinated actions by the full range of public, private and civil society institutions (as stakeholders) at the national, state, local government and community level. In order to sustain the little effort and upgrade the physical planning tools and planning process from the stage it was, there are urgent needs for application of the following recommendation strategies at all levels: National, state/regional and local/community level.
7. Recommendation As identified above, the physical planning process is not functioning at the required standard and the physical planning tools are not properly implemented to achieve the sustainable urban development. Specific action plan should be designed to address these challenges, this is essential for the implementation of sustainable process and practice. 7.1. Institutionalizing Physical Planning Strategies and Physical Planning Tools This aspect of physical planning emphasizes the core of the entire process, it should be established as a behaviors and a day-by-day activities of stakeholders to the procedure adopted in achieving a sustainable result and not a temporary result. The challenges of institutionalizing a particular approach and practice over time are not identified in the study area and physical planning generally. The ministries and stakeholders are not stable, constant and are not persistent in the approach of achieving sustainable physical planning. The above criteria express that physical planning, and physical planning tools are not effective as required, physical planning strategy are practice in few occasion and are not recognized in details by the agencies and its agent itself not to talk of the people or public. 7.2. Monitoring and Compliance Physical planning education of the public through presentations at schools and information sharing with the media and environmental NGOs, will greatly increase the city’s ability to monitor compliance at a relatively low cost. Knowing that there are watchdogs at all levels through school clubs etc. will also deter defaulters. To monitor and enforce compliance, the specialists needed to conduct analysis on the different areas of the environment. Reliable field surveys on industrial waste generations or pollution and disposal will help to pinpoint the most pressing needs, as well as estimate the scale and scope of the problem throughout the city, then
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monitoring and compliance can now be based on this facts. 7.3. Management of Future Growth and Land-Use Planning Integration of different appropriate tools should be designed to mitigate physical planning impacts and vulnerabilities associated with rapid and unplanned urbanization. Tools that can be employed to create environmental growth and policies including: mitigating and/or preventing urban slum growth, redistributing pressure from urban squatters into more effective community participation, decreasing pollution and population regulation, commercial and industrial densities regulation should be employed as follows: a) An issue of specific strategy planning must establish the framework within which short and medium term sectorial action plan can be established. b) Effective issue of specific strategy must be realistic and supported by those with relevant legal instruments, and technical know-how. c) The strategy must guide operational and investment decisions as well as to facilitate coordination of both public and private decision-making and action. d) Strategy or EPM process must provide long term goal-oriented guidance for planning and managing the environmental issue. e) Flexibility to the possibility of establishing, modifying and terminating the group dependency on the needs and dynamic of the concerned issue. The fact that there are no concrete or accurate data for the adoption and implementation of physical planning tools is a challenge. And before a reasonable environmental planning management can be done, there must be a concrete data that will be the guide for design and guide for monitoring the level variation over time. Local, state / provincial and national governments should work together to find innovative ways to encourage, finance, and implement physical plans. National and regional governments should be forward thinking in establishing a regulatory framework supportive of longer- term planning horizons. At the same time, they should engage local governments in a dialogue to define and prioritize environmental challenges. Local governments, in turn, need to solicit citizen participation in defining the challenges and elopment Report 2003 WashingtonDC.http://econ.worldbank.org/wdr/wdr2003/.
establishing action plans. Environmentalist, physical planning agencies and local government legislation should clearly define the respective roles and responsibilities of each levels of government while underlining the consultative relationship that ought to exist between them.
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