AN EXAMINATION OF THE EFFECT OF LAND FRAGMENTATION ON PROPERTY DEVELOPMENT

CHAPTER ONE

The core topic of this research is an examination of the effect of land fragmentation on property development. However, land fragmentation, which is also known as pulverization or scattering, is defined in the literature as the situation in which a single farm consists of numerous spatially separated parcels. King and Burton characterized land fragmentation as a fundamental rural spatial problem concerned with farms which are poorly organized at locations across space.

Van Dijk distinguishes four types of land fragmentation: fragmentation of land ownership; land use; within a farm (or internal fragmentation); and separation of ownership and use. Fragmentation of land ownership refers to the number of land owners who use a given piece of land. Fragmentation of land use refers to the number of users that are also tenants of the land. Internal fragmentation emphasizes the number of parcels exploited by each user and considers parcel size, shape and distance as the main issues. Separation of ownership and use involves the situation where there is a discrepancy between ownership and use. It appears that Western Europe has addressed only the second and third types of fragmentation since the other two types can be regarded as problem specific to central European countries, as a result of the privatization process after the collapse of communism in 1990.

This chapter focuses on internal fragmentation.

There are contradictory considerations regarding whether land fragmentation is a problem or not which have stimulated multidisciplinary debate. However, Dan Dijk and Bentley provided a balanced view by pointing out that land fragmentation has advantages and disadvantages with consequent favoured and adverse effects for different contexts. Thus, these effects should be evaluated separately for each community by considering the local economic, social and environmental conditions before decisions for relevant policies are undertaken.

Property development has been a difficult concept to understand. Although, the primary objective of fragmentation is for ownership of land. The demand for land is a reflection of the profitability or utility derivable from its use. The greater the benefit to be obtained from a particular use, the higher the rent that the user will be willing to pay for it.

There appear to be wide ranging differences in the levels of rental value of property development on a fragmented land in Afikpo, Ebonyi state and Nigeria generally.

The rental value of property development of a fragmented land is less when compared to the rental value of property development in a non fragmented land. This is due to lack of adequate space for accessibility, etc. For instance, commercial development like airport, offices, etc. the value will be poor because, there are things to be considered while planning for any development, example: demand accessibility of the place’s comfortability, etc. something like airport needs large area of land for a better functionality. When developing a building that has no accessible road, no space for ventilation, planting of trees or flowers, gardens, for swimming pool, etc. the rental value of such buildings will be compared to the building that has the above mentioned qualities.

Land fragmentation, which is the splitting or breaking down of land into different units, is as a result of land tenure system (land ownership). In the rural area, it is done in a communal form which enables each person or people to have his/her right of ownership of land. The causes of land fragmentation are: Natural and Human causes. Examples of Natural causes are vocationism, fire, climate change found in fossil record. Examples of Human causes are: breaking land for native vegetation, development, creation of hydroelectric reservoirs due to insufficiency of land which then lead to inadequate property development. Source: en.wikipedia.org/wiki/habitat.fragm.

Furthermore, the main problems associated with land fragmentation can be outlined as follows: distance between parcels and the farm stead; many boundary lines; small size and irregular shape of parcels; and lack of access. In particular, when parcels are spatially dispersed, travel time and hence, costs in moving labour, machines, etc. from one parcel to another, are increased.

The aim of this research work is to examine the effect of land fragmentation on property development in Afikpo.

The study seeks to achieve the following objectives:

The importance of this study lies on the need to examine how fragmentation of land influences the development of properties in social, economical and physical conditions of an area in order to suggest means of improvement, to enhance effectiveness and efficiency of property development.

It will lead to merging of a land ownership for enhancing property development. It is important to the landlord, as he will have high yield of investment on his property in terms of the rental value.

To the tenant who will enjoy free space and more conducive environment for habitation. How? It is when access road network is created to the residential properties, then the private individuals and general public will benefit from such properties.

The scope of this study reveals all benefits of the location and citing Afikpo in Ebonyi state. It will as well, point out the expected Ebonyi state.

This covers the effect of land fragmentation on property development from 1996 to 2016.

However, the result of citing or location Afikpo, which is permanently, located at in-between Abakaliki and Ohaozara with an area of 240 km² and population of 156,611 as at 2006 census. Source, http.11www.igbofocus.co.uk. As a rural area mainly for agricultural productivities, it has lots of side effects on property development due to the land tenure systems which exist between the owners of the land. These systems of ownership have led to permanent fragmentation of land.

Afikpo is a city/town with a small population in the country of Nigeria, which country is located in the continent/region of Africa. Cities, towns, and places near Afikpo include Mgbom, Ugwuegu, Ozizza and Ozara Ukwu, while the closest major cities include Ugep, Umuahia, Ikot-Ekpene and Enugu. Afikpo comprises of 5 autonomous communities which include Nkpogoro, Ohaisu, Item, Ugwegu and Ibiilozizza. Afikpo has a latitude of 5⁰ 54¹ 39N and longitude of 7⁰ 54¹ 15. Source www.gomapper.com>home<africa>nigeria>africa. Its population is between 20,000 and 50,000.

Afikpo is estimated at 156,611, according to Nigerian census 2006. Afikpo has been an administrative centre since 1905 when the Colonial authorities designated it the headq uarter of Cross-river division. Afikpo is the anglicized version of the word “Ehugbo”, which is its indigenous name. It was the home of late Dr. Akanu Ibiam, notable world state man, one of the first Nigerian Medical Doctors. He was also the first Governor General of easthern Nigeria, and at one time, the president of the world council of churches.

Afikpo is located on 6 degrees north latitude and 8 degrees east longitude. It occupies an area of about 64 square miles 9164 sq.km. Afikpo is a hilly area, despite occupying a region on latitude, which rises 350 feet above sea level. It is a transitional area between open grass land and tropical forest, and has an average annual rain fall of 77 inches 9198cm. Afikpo is bounded on the north by her sister clans of Ohaozara, on the south by the non-Igbo speaking people of Ebom, Ediba and Ikumoro, Erei on the south west, Igbo on the east, non-Igbo speaking and Edda group of villages, Igbo speaking on the west.

Afikpo’s archeological finding by Prof. D. O. Hartte in 1966, stated that, pottery production in Afikpo dates back at about 2935 B. C. Afikpo traditional government is a participatory democracy and executive arms of government respectively. Source, www.afikpousa.com%3+page-id%3d284.

This study is limited by a lot of factors like finance, boarding a bus from hostel in Akanu Ibiam Federal Polytechnic to Mgbom and Ukpa, which involves a lot of money, as this project has a time frame for submission. This made the researcher not to go beyond this scope and also, the increase in fuel price caused the researcher lot of problems. Nevertheless, the above limitations are not describing the study as a failure, but it has served some purposes for extracting meaningful and useful information that will stimulate prospective researches.

1. INTRODUCTION
  1. BACKGROUND OF THE STUDY
1. STATEMENT OF THE PROBLEM
1. AIM OF THE STUDY
1. OBJECTIVES OF THE STUDY
1. To examine the causes of land fragmentation in the study area.
2. To assess the rental value of properties on fragmented land.
3. To assess the method for property development on fragmented land.
4. To examine how the physical structures of properties on a fragmented land are arranged.
5. To examine the position of residential properties on fragmented land.
6. To assess the condition of residential properties on fragmented land.
7. To examine the investment level of property development on a land that is fragmented.
8. To examine the problems causes by land fragmentation and proffer solutions
  1. RESEARCH QUESTIONS
9. What are the causes of land fragmentation in the study area?
10. What is the rental value of fragmented land when compared with non-fragmented land?
11. What method does fragmented land permit for property development?
12. How are the physical structures of properties on a fragmented land arranged?
13. How are residential properties on fragmented land positioned?
14. What is the condition of residential properties on fragmented land?
15. How can the investment level of properties on fragmented land be improved?
1. SIGNIFICANCE OF THE STUDY
1. SCOPE OF THE STUDY
1. THE STUDY AREA
1. LOCATION/LAND USES
1. LIMITATION OF THE STUDY
1. DEFINITION OF RELATED TERMS
2. FRAGMENTATION: This is a process of breaking down of land into different parts or division of land in different parts.
3. LAND: This is the part of the earth’s surface that is not covered by water, as opposed to the sea or the air.
4. PROPERTY: This is the ability, being able to own or possess something. Property is also a legal concept encompassing all the interest rights and benefits, related to ownership.
5. DEVELOPMENT: This is the gradual growth of something so that it becomes more advanced, stronger, attractive, etc.

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