REGULATING PROPERTY USE CONVERSION IN AN URBAN LAND FOR PROPERTY INVESTMENT DECISION: AN APPROVAL PROCESS REVIEW

ABSTRACT: Land use regulations are tools used to regulate various activities on land. They introducecontrol measures on land especially when zoned for specific uses. Cities are transitioning from one use to otheruses in zoned areas. The alarming rate of property use conversion in Port Harcourt Metropolis destroys zonestherefore calls for a review into the approval process. Hence, it signifies that this study promotes efficientcontrol and regulation of property use conversion. The objectives are to ascertain if there were approvals beforethe conversions, examine the approval process, compliance to process and complicity to the process. Data wascollected through observation of commercial properties and quasi-structured questionnaires administered to 241property owners/managersdetermined using Taro Yamane from a population of 600. Interviews were alsoconducted on planning regulators saddled with the responsibility of approval. Samples were collected usingpurposive sampling. Quantitative data were analysed using descriptive statistics while qualitative data wereanalysed using content analysis. Findings reviewed that over 62% of conversion were not approved whichindicates little compliance to the process. The law for property uses conversion has not been approved bylegislators. A modus operandi is adopted which is considered labourous and time-consuming. Lack of regulationcan affect property investment decisions like in the case of Abuja 2013. The study recommended that regulationfor property use conversion should be approved and made an official law by state legislatorwhich can then beused to control activities of conversion in the neighbourhood through taskforce for its implementation. Hence,regulating property use conversion is important for urban land planning and property investment decisions.

KEYWORDS: land use regulation, property use conversion, property investment decisions, compliance.