ASSESSMENT OF THE IMPACT OF URBAN LAND USE CHANGES ON PROPERTY VALUES IN CALABAR MUNICIPAL COUNCIL AREA, CROSS RIVER STATE, NIGERIA.

ABSTRACT Land use changes are global phenomenon occurring over time. Commercial land uses in most Nigerian urban centers have sprawled and converted adjoining residential uses in a manner which housing stock, are significantly affected by such changes. The aim of this study is to analyses land use changes in Calabar municipal; with a view to examining its effect on housing delivery. Primary data was sourced using a structured questionnaire administered across the populati1on of the study interest in accessing the perceptions and experiences of experts and non-experts in land use dynamics, effect of land use changes in Calabar municipal. In addition, data were gathered from the planning authorities in respect to the registration procedures and requirements for change of uses; thus, inventory of converted properties in the selected neighborhoods were ascertained. A total of Seventeen retrieved questionnaires were analyzed Using purposive sampling Technique. The result indicates that common factors responsible for Commerc1al land use encroachment on the residential areas include increasing demand for business premises, limited space in the central business districts, upgrade of older residential buildings and easy accessibility in the residential areas: thus, are considered as the topmost Tactors necessitating conversions of residential property to commercial uses having their mean scores above 3.50. The study also revealed that increasing traffic congestions/slum generation in residential areas, challenges in land use control measures, sprawling of economic activities in residential zoned areas, increasing crime rate in the residential areas reduction in residential vacant lots/housing stock closer to the central business districts, rising land/property values in the residential neighborhoods were the common effects of residential to commercial land use changes on housing delivery. The result from the inferential analysis indicates that the opinions of experts and non-experts are in agreements on the effects of commercial land use changes on housing delivery. It was recommended that adequate space for commercial land uses along the access roads of residential areas should be reasonably allotted in the planning schemes in order to reduce business activities in the core residential areas and consequently ruining down the quality of the housing environment.