IN our clime, building, whether for business or residence, is usually assumed to be within the total purview of the owner or developer. A lot of construction is carried out according to the whims and desires of individuals and businesses. Many there are who believe that what they do on their land (whether procured or inherited) is none of the government’s business. Often, consideration for the impact of such development on the immediate environment, the future of the area or the quality/functionality of the physical location is willfully ignored or given little attention. For all it was worth, it holds true that our forbears built without much of government intervention. And a close look at the areas which developed organically such as this can be illustrative of the danger that haphazard development can constitute to the immediate environment, as well as the sustainability and viability of such areas to all intents and purposes.
Meanwhile, town planning is fundamental to sustainable use of deployment of society’s natural resources, making it essential for developers and intending developers to avail themselves of agencies and authorities saddled with the responsibilities of ensuring that society is properly developed for one and all. Several myths however surround physical planning activities among the citizenry, leading to low level of compliance with town planning laws and statutes, in addition to haphazard development, which become disasters-waiting-to-happen. These myths have defined, and continue to define, the attitudes and conduct of many, making it essential for regular public enlightenment and educative interventions, in the hope that when people know why they should comply with stipulated regulations, standards and processes, they will not need to be coerced or compelled into doing the right thing – in this case, building right.
Myth number one is that obtaining building permit is not necessary before development commences, and that it is okay to obtain the permit after building. This myth is rooted in the belief that the individual is the owner of his property, and has the power to do as he deems with it. The fact however, is that all buildings are under the jurisdiction of government, and owners/developers are required by law to follow the same as stipulated in the area of jurisdiction wherein such construction or use in any other form is being effected. In our case, the Ogun State Urban and Regional Planning and Development (OGURPD) Law 2022, suffices. Part of the provision of that law expects building permit to be obtained before development may commence. In fact, Section 29(1) of the Law states inter-alia: “Planning permit of the Permit Authority (Ogun State Planning and Development Permit Authority) shall be required for ANY physical development in the State”, while Section 49 states that “No building works shall be commenced by any person, government, or any of its agencies without obtaining building authorization from the Building Authority.”.
This leads us to the second myth, that is, “the processes to obtain planning permit and building authorisation are too cumbersome”. This rhetoric is particularly common among those who prefer to outsource any process that involves government establishments, rather than approaching the government offices to discover reality for themselves. Some might even be sincerely unaware of the provisions of the law, but as the saying goes, “ignorance is no excuse in law”. The fact is that in Ogun State today, unlike in the past when processes could be unpredictable and uncertain, the process has become optimized via the 7-7-14 process, that is, all simple applications will obtain their permits within seven days, provided all the required documents are provided at the point of submission, while special applications might span between seven and 14 days. Citizens will therefore do well to take ownership of due diligence by approaching zonal town planning offices for clarification, enquiries or requests, thereby avoiding self-imposed limitations based on assumptions. What’s more? Government town planning offices are available at 22 zones across the state, to facilitate ease of applications and ensure a wide reach of town planning activities.
Yet another myth is that government only wants to generate income through permits and authorisations. The fact is that these provisions exist more for the good of the citizenry than for the revenue generation drive of the government. For instance, when people build on flood plains, water channels, or refuse to plan drainages along their properties, everyone bears the brunt when disaster strikes. Government through its agencies, therefore, tries to prevent man-made incidences of devastation by preemptively regulating the built sector, and even if it might generate some revenue along the way, the overarching goal is still for the good of the citizenry. Perhaps the most common myth is that an artisan with decades of experience is better than a professional when it comes to building construction. While one must admit the great potentials of some highly skilled artisans, the truth is that there is need for regular training to bring them up to speed with advances in the industry. Professional supervision by those who know what they are doing is also essential. These are people who by training under the whats and whys of building processes. For instance, there are different types of cement categories designed for specific purposes.
One is designed for plastering and other finishing works, while another is designed strictly for setting. An artisan might not know the difference! Here, a professional should come in! He should be able to determine the best type of material needed per time. Of course, Government, through the Ogun State Building Production Management Authority, has created a channel for interaction, training and knowledge transfer for the artisans in the State. Meanwhile, people need to be aware of the need to employ professional builders, architects, engineers and other professionals in their projects, rather than focusing on the cheaper fees that artisans purportedly agree to.
If you ask many, they will list all the ways government has failed to provide social amenities and infrastructure for the populace. Meanwhile, these same people resist Government’s attempts at ensuring sustainable development through proper planning. For instance, when a community is not properly planned out, spaces are not ear-marked for future developmental activities such as the provision of schools, hospitals, police stations and even recreational areas. This is one of the major benefits of obtaining Lay-Out plans;-to ensure that areas are properly designed towards optimal functionality, safety and aesthetics.
A building without a drainage channel will only create a nuisance to the immediate environment, or even lead to destruction of available facilities like roads and walk-paths. Individuals ought to see themselves as partners in progress with Government, treating government property within their communities with utmost respect while calling attention to the need for repairs/intervention before such properties break down totally.
The final myth to be addressed in this article is that “if other buildings can get away with not following the requirements before obtaining their permits, so should mine”. This myth is defective on various levels. First, that others are doing wrong does not mean that wrong should become the norm. Second, these so-called developments that do not follow the requirements might have obtained ‘condonation”. What this means, is that they might have attempted to regularize their papers and have been condoned or made to pay penal fees. The implication of this is that government is aware of the existence of such buildings, but is not responsible for keeping them safe, in case of disasters or future extension of public facilities. What is more? Houses and buildings like this will not be eligible for compensation if government needs to, say, expand roads in the area, even though such have been condoned.
Buildings are essential to the quality of human lives, and quality buildings can put the mind of its inhabitants and neighbours at rest because they are sustainable, durable and functional. It is important that citizens and residents alike recognize that the regulations and extant laws that govern the built industry are meant for the protection of lives and property. Violation of regulation on airspaces, setbacks, building on water channels or floodplains, building under high tension wires, building with substandard materials or building without professional supervision, will have its effects felt at an individual level before it is felt at governmental level. And as the catch-phrase of the National Orientation Agency’s campaign towards building the Nigeria of our dreams goes, building right “begins with you”.
- Taiwo is Information/Press Officer, Ministry of the Physical Planning and Urban Development, Ogun State.
