PLANNING IMPLICATIONS OF LAYOUT CONVERSION IN GREATER YOLA, ADAMAWA STATE, NIGERIA

This paper aimed at assessing the planning implications of layout conversion in Jimeta-Yola, Adamawa State. The objectives include identifying the affected layouts, comparing and contrasting the proposed layout with present development, examining the causes and problems associated with layout conversion and proffering planning recommendations to identified lapses. A single case study design addressed this research gap and provided valuable insights. A comprehensive dataset was compiled through scheduled interviews and observations. Two layouts out of the 41 identified layouts in Greater Yola layout were examined. The data collected were analyzed through thematic analysis and presented on tables, charts and maps for easy comprehension. Findings revealed that Bajabure Industrial Layout has a proposed plot of 76 while presently, there is 105 existing plot within the same area. This signifies a 38.2 % increase in the number of plots. Similarly, extension to Kofare Industrial Layout has a proposed plot of 60 while there are 786 plots within the same land area. This signifies a 1210% increase in the number of plots. Results also shows that the causes of layout conversion are due to poor development control and monitoring, land speculation, urban and population growth, government policies and infrastructural development. The implications of layout conversion are land use changes/conflict, increased regulatory oversight, pressure on facilities and services, urban sprawl, over development, rising property prices, increased infrastructural cost and changes in land use dynamics. This study therefore, recommends physical planning measures such as strengthening zoning regulations and monitoring and evaluating land-use changes among others.