#7 PhD Student Abe Andrew Igila reflecting on Summer School 2025

Urban Lab Management Student, University of Lagos Email

Titling Ilaje-Bariga Informal Settlements for Inclusive Urban Features

Introduction

Land tenure security is foundational to sustainable urban development and inclusive governance (Babalola, 2022). It defines an individual or community's legal or customary rights to occupy and use land (FAO, 2002). In Nigeria, however, especially within informal settlements like Ilaje-Bariga in Lagos, land tenure insecurity remains a persistent barrier to community development and participation. Individuals with insecure land tenure are at risk of having their land rights challenged by others and may ultimately lose those rights through eviction (FAO, 2002) . Despite being home to families who have lived in the area since 1947, Ilaje-Bariga residents still lack formal land rights. This insecurity discourages long-term investment, hinders social cohesion, and limits the community’s engagement in participatory governance and urban development processes.

Understanding Land Tenure in Ilaje-Bariga

Land tenure in Nigeria is governed by the Land Use Act of 1978, which vests all urban land in the hands of the state governor (Chigbu et al., n.d.; Les & Changement, 2010). The governor has the exclusive right to allocate land, making it difficult for informal settlements—regardless of how long they’ve existed—to obtain legal recognition. In Ilaje-Bariga, although residents have established homes and livelihoods for over seven decades, they remain unofficial in the eyes of the law. This lack of documentation fosters a climate of uncertainty, as people live with the constant fear of displacement or demolition without due process.

Impact of Land Tenure Insecurity on Inclusive Urban Development and Community Participation

Land tenure insecurity is not just a legal issue—it has direct social, economic, and psychological impacts that undermine community participation and resilience. Several interrelated factors demonstrate how this insecurity hinders collective action and engagement in urban planning.

Land tenure insecurity in Ilaje-Bariga significantly hinders inclusive urban development and community participation. A key finding from interviews highlights that fear of eviction discourages residents from investing in durable housing or public infrastructure. This insecurity also affects community-based organizations, which are reluctant to initiate collective projects due to the risk of government intervention undoing their efforts, reflecting broader patterns of social exclusion in urbanizing areas (Bunnell, 2019).

The uncertainty of land rights has led to poor housing conditions, with many structures built from temporary materials on reclaimed or waste-filled land. Residents are hesitant to invest in permanent improvements, knowing their tenure could be revoked at any moment. This limits environmental enhancement and lowers the community’s overall quality of life fostering inequality within the state.

Furthermore, insecure tenure undermines collective action and social cohesion. Grassroots groups such as the Godswill Group, the Sand Dealers Association, and the Community Development Association (CDA) have initiated projects like culvert construction and flood mitigation. However, their efforts are constrained by the lack of formal recognition and support.

Field observations confirm a stark disparity between Ilaje-Bariga and its surrounding urban areas. Basic amenities, sanitation, and infrastructure are significantly lacking, with waste management largely improvised—solid waste is used for land reclamation and liquid waste discharged directly into the lagoon. Housing conditions are dire, with many homes built on dump sites in severe disrepair.

Despite these challenges, the community exhibits resilience through economic activities like fishing and petty trading, and environmental efforts such as sand-filling. Yet, without secure tenure and systemic support, these initiatives remain vulnerable and insufficient to drive long-term, inclusive urban development.

Policy and Practical Recommendations

To break the cycle of exclusion and unlock the potential of community participation in Ilaje-Bariga, it is imperative to address land tenure insecurity head-on.

The Lagos State Government should formalize land rights through community-led titling and collective tenure models such as Community Land Trusts to protect residents from forced evictions and encourage local investment and long-term planning. Informal settlements like Ilaje-Bariga should be integrated into official urban planning through inclusive governance that involves local actors and Community Development Associations (CDAs) in co-design workshops, participatory budgeting, and neighborhood upgrading projects. Supporting community-led development by strengthening grassroots organizations with technical and financial assistance can enhance initiatives related to housing upgrades, environmental sanitation, and alternative waste management. Additionally, promoting inter-community collaboration, particularly in infrastructure projects such as water pipeline extensions, can help address shared challenges like potable water scarcity in a cost-effective and sustainable manner.

Conclusion

Land tenure insecurity remains one of the most significant barriers to inclusive development and community participation in Ilaje-Bariga. It undermines residents’ willingness and ability to engage in meaningful urban transformation. As Lagos continues its rapid urbanization, leaving informal communities like Ilaje behind not only violates their basic rights but also weakens the city’s long-term resilience and equitable distribution of urban features.

Securing land rights is not just a matter of legal reform—it is a gateway to empowerment, participation, and sustainable development. By addressing tenure insecurity and fostering participatory governance, Lagos can begin to transform its most marginalized neighborhoods into thriving, resilient communities.

References

• Babalola, T. O. (2022). Land tenure security, place satisfaction and loyalty in the peri-urban area of Ibadan City, Nigeria. Regional Sustainability, 3(4), 346–355. https://doi.org/10.1016/j.regsus.2022.11.004
• Bunnell, T. (2019). Inclusiveness in urban theory and urban-centred international development policy. Journal of Regional and City Planning, 30(2), 89–101. https://doi.org/10.5614/jpwk.2019.30.2.1
• Chigbu, U. E., Klaus, M., Chigbu, U. E., & Klaus, M. (n.d.). Insecurity - Generating System of Land Tenure and its Impact on Rural Development: Evidence from Uturu , Nigeria Insecurity-Generating System of Land Tenure and its Impact on Rural Development : Evidence from Uturu , Nigeria. May 2013, 6–10.
• FAO. (2002). FAO Land Tenure Studies. Volume 3: Land Tenure and Rural Development. Food and Agriculture Organization of the United Nations.
• Les, C., & Changement, F. D. E. (2010). Changing Customary Land Tenure System in Tivland: Understanding the Drivers of Change. Canadian Social Science, 6(6), 146–150. http://www.cscanada.net/index.php/css/article/view/1200