Category: Building & Properties

  • ‘Builders, artisans should be partners’

    WHAT should be the role of artisans in the building sector? Experts believe that artisans should be integrated into the sector by enhancing their status.

    They spoke at a workshop of artisans organised by Lagos State Technical and Vocational Education Board (LASTVEB), MCS Consulting Limited and supported by Nigerite Nig Ltd.

    President, Nigeria Institute of Quantity Surveyors (NIQS), Mr Agele Alufohai praised the City and Guilds Examination Board in coming up with a training package to address the knowledge gap among artisans.

    He said he expected the training to be a revolution in the education policy that the Federal and state government’s would take up enthusiastically.

    Alufohai said: “The costs of inappropriate training on the one hand and deficient or inadequate technical and vocational training on the other hand in our economy is extremely high. Thousands of our youths have different kinds of university degrees which cannot find any use in the economy. Meanwhile, we have to import artisans and technicians from neigbouring countries, Europe and Asia to work in construction and the oil industries”.

    Nigerite Marketing Director, Mr Toyin Gbede, regretted that the nation has not been able to harness its pool of unemployed youths.

    He said the curriculum in conventional schools is not meeting the reality on ground.

    Gbede said: “We should not blame our artisans because we have not trained them enough, we should develop their skills rather than importing artisans from neighbouring African countries and Asia which leads to capital flight. As a company we train over 400 carpenters a week and have built laboratories in University of Lagos, Yaba College of Technology, Moshood Abiola Polytechnic in order to build skill and entrepreneurship.”

    Executive Secretary, LASTVEB, Mr Olawumi Gasper, said the board facilitated the training of instructors and teachers and lent support in the delivery of the curricula.

     

     

     

     

     

  • How to grow cities, by experts

    TO promote development, all tiers of government must ensure “full” implementation of planning regulations, professionals in the construction sector have said.

    Speaking at a workshop on “Land administration and management in the emerging Lagos Megacity,” former Lagos State Commissioner for Physical Planning and Urban Development Francisco Bolaji Abosede and two university teachers Prof Modupe Omirin and Prof Bioye Tajudeen Aluko said that was the only way to meaningful development of cities.

    The workshop was organised by the Faculty of Land Administration and Land Information System of the Nigeria Institution of Estate Surveyors and Valuers (NIEVS), Lagos State branch.

    Abosede, who spoke on “Land use development and control in Lagos megacity,” said indiscriminate physical development and the government’s land acquisition without following appropriate legal channels through which people could buy land and develop in compliance led to the springing up of illegal structures and encroachment of open spaces in Lagos.

    He said competition for land got hotter as urbanisation and development raised the demand for land. This, he said, made new and more promising uses for land to replace original and older ones. Land went to the highest bidders as their demand for different uses lead to changes in their capacities, he added.

    Zoning, he explained, is the reservation of certain specific areas within a community for specific use with buildings and structures for certain reasons, limited in height, plot coverage and other stipulated requirements. He said it is a preconceived instrument for arranging the use and allocation of land for competing uses to attain optimal and efficient use for the community.

    He cited the rezoning of public facilities to residential plots as being done in Ilupeju Estate, an estate planned in the 60s by Ikeja Area Planning Authority as a self-sufficient industrial/residential estate.

    But over the years, Abosede said the central commercial area at Coker Road was re-zoned into residential plots by the government. “Now, almost 50 years later, there is a need for commercial zone in the estate and residential houses are being reconverted to offices, shops and even schools,” he said.

    Another example, according to Abosede, is Ikoyi Park, which for decades served the recreational needs of residents of Lagos Island and Ikoyi. But suddenly, the state government subdivided it into high-income residential plots and it became Park View Estate.

    Speaking on “Contemporary urban economic challenges in the emerging Lagos megacity”, Prof Omirin of the University of Lagos (UNILAG) said though Lagos contributes 30 per cent to the national Gross Domestic Product (GDP), it lacks infrastructure provision against other mega cities in the world.

    She said like most mega cities, Lagos is experiencing serious infrastructure and amenity deficits, such as poor roads, inadequate access to electricity, potable water and sanitation.

    Vast settlements, she said, lack amenities, such as schools, hospitals, fire stations and police stations.

    Omirin said the magnitude of the problems in mega cities is partly because planners and urban managers respond in tandem to the needs for planning and development control. The don regretted that often responsible agencies lack the necessary tools, manpower and finance to keep up the necessary services. Even where master plans and development schemes are made, the logistics of monitoring what actually happens on ground renders them redundant, she lamented.

    Prof Aluko of Obafemi Awolowo University, Ile-Ife, Osun State, who spoke on “Legal framework for land market regulation in an emerging megacity”, said the methods and instruments of legislative intervention in the real estate market depend on the ideology, which is more of a capitalist economy. He called for the repeal of the Land Use Act, 1978 that superficially touches land tenure problem.

     

     

     

     

     

     

     

     

     

     

     

  • Can the Bar Beach be saved?

    Samson Ajibade (not his real name) and his colleagues sat at one of the entrances to the wide concrete embankment on the Lagos Bar Beach on Ahmadu Bello Way, Victoria Island to collect N200 toll from picnickers. With his huge frame, he looks menacing. Many picnickers paid the toll without complaints. Some didn’t, but it was not to his hearing.

    Armed with an identity card purportedly issued by the Lagos State government, Ajibade, who is in his 30s, told a reveller: “Except you are bigger than the government, that is when you would be exempted from paying the toll; do you think we put ourselves here?” The reveller was not there for sight seeing, he had come to have his lunch at an eatery near the Eko Atlantic City sales office and showroom.

    There are others like him on the oldest Lagos Beach, who have made it their ‘cash cow’; feeding fat on unsuspecting visitors, by purportedly collecting tolls from them in the name of generating revenue for the Eti-Osa Local Government. They hide inside the 3.6 tonnes X shaped blocks to perpetrate their act. Their presence raises nostalgic feelings about the beach, which was the haven of fun seekers and revellers, especially during holidays and festivities. But neglect and frequent surges have made the beach a pain in the neck for residents of Victoria Island and motorists plying the Ahmadu Bello Way.

    Offices and homes are flooded when the ocean overflows its banks. A portion of Ahmadu Bello Way becomes impassable. Adjoining streets, such as Bishop Oluwole, Tiamiyu Savage, Adetokunbo Ademola, Oju Olobun, Ologun Agbaje and others are not spared.

    In 2005, when another surge occurred, the Bola Tinubu administration got the nod of the Federal Government to find a lasting solution to the problem. An extensive survey of severely affected areas showed places adjacent to the west of the Abia State Liason office on Ahmadu Bello Way, where the width of the beach was less than three metres. Shoreline protection, according to the Lagos State Government, was the best option. A Dutch shoreline protection firm, Hitech Group, was hired for the job.

    The project comprised the construction of shoreline protection of 1,000 metres length to start at a point to the west of Abia State Liaison office up to the defunct IMB Bank building. The design, according to the government, would use layers of rock placed on a geo-textile sheet with pre-cast concrete elements placed on the beach front, as the primary protection. The ‘x-blocks’ weighing 3.6 tonnes each, were designed to form an interlocking barrier to incoming waves. The sizes of the blocks, according to officials, were determined by computer simulation to withstand the worst predictable storm conditions within a 100-year period.

    “The restoration and stabilisation of the Bar Beach project was divided into two phases; Phase one of the project was awarded for N4.072 billion, while the Phase II contract was awarded for N2.259 billion,” the government said.

    The unprecedented success recorded at the waterfront protection made the Lagos State government to try reclaiming ‘lost lands’ in the last 100 years, which are estimated at about nine million square kilometres. This brought about the sealing of a multibillion-dollar concession deal in July 2006 with another foreign firm, South Energyx Nigeria Limited (SENL), to build a 21st century city, Atlantic City, meant to serve as the strategic business hub for the sub-Saharan Africa. Years back, the Federal Government tried many unsuccessful projects to check the over-flow of the beach without any success. It was alleged to be a sort of cash-cow for successive ministers. During the tenure of Alhaji Lateef Jakande as the Minister of Works and Housing, the government gave out a contract for dropping of sand bags on the shore to check the angry wave at the beach, but they were all washed away at the slightest surge. The value of real estate on Ahmadu Bello Way during this period dropped, which was hitherto a prime real estate axis that had most of the states’ liaison offices. But now the axis is having its groove back as the state government with recent developments on the beach seem to have found a permanent solution to the problem.

    The Bar Beach, according to those who know its history, is a beach with a natural bar. Rev Brother Steve Lucas of the Dominican Order of the Catholic Church, who lived on the Takwa Bay, adjacent to the beach, for 40 years, said the Bar Beach got its name from the bars it had in the past. “Because of those natural bars, no ship could berth at that beach. Each time any ship attempted it, it would crash as it would have run into a natural bar at the beach. This made the government to dredge it then, but that did not help much as there were other areas on Lagos coastline converted to ports,” the 80-year-old American Reverend Brother said.

    This natural bar, Rev. Brother Lucas said, might have accounted for the seeming neglect it suffered which invariably made it susceptible to erosion from the Atlantic Ocean. “Surges are natural occurrences, they happen when the ocean tide is high. We experience it often here and there is no human cause for it; it’s a natural phenomenon,” he said.

    The cleric would not support those who said the sand filling of the Atlantic City could have caused the flooding of some beaches in Lagos last year.

    As the raining season approaches, visitors to the beach have, however, noted that the embankment and the shoreline extension, though effective, may not last if periodic maintenance is not carried out. There are fears that activities of touts and miscreants may undo whatever good work was executed by the government.

    “My fear actually is that the beach may be no more. This reason is simple; the territorial reclamation of the government as it were, may phase it out. I’m talking about the Atlantic City, which I sense may swallow the beach later on,” said Akinwale Thomas, a property consultant who was at the Atlantic City showroom for a business transaction.

    The beach, according to him, has suffered seriously from the government’s neglect and various abuses from people who visited it for diverse purposes. “Is it the abuse from the so-called spiritualists, who have turned it to their churches you want to talk about, or the street urchins and miscreants who have made it their den?” he asked.

    But, in a statement, Lagos State Governor, Babatunde Fashola (SAN) said the state has made inroads into checking the ocean surge. He recalled that the solution embarked upon then by the government at the centre was to pump sand every two years, which was costing the nation between N3 and N4 billion.

    He said each time the sand was pumped, the sea just came and washed it away. He explained that when the Kuramo incident happened, the wave was as high as seven metres, stressing that the waves that hit Kuramo were possible because there was no protection for it.

    The governor said what his administration has done is to build a defence wall in the sea after reclaiming what the sea washed away.

    He said some of the projects the state government has embarked upon in the last three years was the clearing of the Itirin Canal, which has saved the state from greater calamity.

    He said: “I am happy we had to remove a property that was blocking the Itirin Canal then and it even became an issue during the last governorship election campaign because it’s the Itirin Canal that leads to Kuramo and down to the Five Cowries Creeks.”

    Elaborating other measures taken by the state, the governor explained: “If you go to the Mobil House on the Lekki-Epe Expressway, what that road has done for us is to improve our coastal drainage system. Before now, there was only one the engineers refer to as box culvert at the Mobil House, which links Itirin Canal into the Five Cowries Creek. We undertook a project to expand it to four. That expansion allowed free passage of water from the Atlantic to discharge into the lagoon – thereby checking the coastal surge from the bar beach.”

  • Kebbi to build 400 housing units

    Kebbi State Government has approved the release of N2.5 billion for the construction of 400 housing units in the Birnin Kebbi, state capital and Dakingari town.

    The state Commissioner for Lands and Housing, Alhaji Hussaini Raha, spoke after the state Executive Council (EXCO) meeting.

    He said the houses will be made of 150 three-bedroom flats and 150 two bedroom flats to be constructed on the Birnin Kebbi-Kalgo road.

    According to the Commissioner, the 100 units for Dakingari town is made up of 50 three-bedroom flats and two bedroom flats to support the take-off of the newly established Kebbi State Polytechnic adding that the houses would serve as its staff quarters.

    Raha also said the Executive council has approved the payment of compensation for landlords who were affected by the township road dualisation in Dakingari town.

     

  • Many beautiful houses, no tenants

    Many beautiful houses, no tenants

    What could be the cause of the lingering property glut that hit Ikoyi, Victoria Island and Lekki few years ago? There are exotic houses everywhere in these areas but many remain unoccupied, years after their completion. Are they overpriced or what? Okwy Iroegbu-Chikezie asks.

    Ikoyi, Victoria Island and Lekki in Lagos State are the toast of the rich and famous. Over the years, they have remained the choice areas for expatriates and the rich to live and play. Yes, the rich wish to live in these areas but most properties there now carry the “to-let” or “for sale” tag. And the tag has been on them for months or years.

    The properties are exquisitely and tastefully finished with top-of-the range infrastructure and services yet, they have not attracted tenants. Usually, the properties come with well-cut lawns, fitted kitchens, fitted bedrooms, gym, lawn tennis court, table tennis, 24-hour electricity, and bar, among others. The flats, detached duplexes and town  houses do not come cheap. For instance,  a three-bedroom  luxury serviced apartment on Banana Island costs $60,000 per annum; a detached duplex goes for $75,000 per annum, a five-bedroom, with a single room boy’s quarter  in  Victoria Garden City (VGC) goes for N70 million. On Victoria Island, such luxury flats go for  between $40,000 and $50,000 per annum.

    Although developers have improved on services and provided top-of-the-range facilities to woo tenants, there have not made impression on tenants. Government also considers these areas with the provision of competitive infrastructure, such as high quality roads exemplified by the soon-to-be commissioned Lekki/Ikoyi bridge, mini-water works, and recreational services, among others.

    In an interview with The Nation, former National Publicity Secretary of the Nigerian Institute  of  Estate Surveyors & Valuers (NIESV) Mr Sam Ukpong said the glut is an interplay of demand and supply. He said many houses have been supplied to the market without effective demand. He said when the Federal Government sold its properties some years ago, in Ikoyi, most of them had large expanses of  land with single occupants, which its new buyers converted to storey buildings for multiple prospective tenants.

    He said: “ The challenge here is the demand for the properties is not as high as supply – leading to a glut. Besides, the disposal incomes of people  and even companies have shrunk to unimaginable levels.  The developers of these houses, most times, lack construction knowledge or trends in housing development and build what will not easily be taken up by tenants.”

    Ukpong cited an example of people building houses that cost $60,000 per annum. He wondered how a young graduate would be able to rent such an apartment.

    He said what some people are doing now is to sustain their daily living on an average income and not necessarily live above their means.

    The former NIESV spokesperson also said some developers build wrongly by either not having a kitchen or sitting room big enough for tenants’  needs. So, although people inspect such buildings but they are not usually satisfied with them.

    The Chairman, Nigeria Institute of Estate Surveyors & Valuers (NIESV) Lagos branch, Mr. Shola Fatoki, said the  property glut is a mirror of the downturn in the economy.

    This, he said, could be seen in the movement of some residents from the upscale areas to places such as Gbagada and Ilupeju while the former residents of those middle class abode have since relocated to Ogba, Agege and Mowe/Ibafo in Ogun State. He called on President Goodluck Jonathan and his economic team to move fast in tackling the problems of the economy.

    He stressed that except the government tackled issues relating to  land acquisition, mortgage, land speculators, family land holding, funding and cost of labour, Nigerians would always find it difficult to rent available  houses  due to paucity of funds and,  by extension,  would find it difficult to  own their own houses.  Fatoki said the high cost of construction and the lack of patronage of local building materials are some of the reasons some houses upscale properties have been without tenants. He said as far as incomes do not improve, there would always be houses without tenants.

    Fatoki criticised the high cost of acquiring titles in Lagos and Ogun states, noting that it is prohibitive and a limiting factor to home ownership.

    But Lagos State Commissioner for Physical Planning & Urban Development, Mr. Toyin Ayinde, insists that land acquisition and building approval processes had been liberalised, with the creation of agencies, such as the Building Control Agency, and the strengthening of town planning authorities up to the local government level. He said the government was gradually eliminating bottleneck in the approval process to attract developers .

    A developer, Mr Kenny Ojomo, on the Lekki-Ajah axis, confirmed the high vacancy rate in the area. He said it was more visible in Lekki  where a great percentage of houses carry the “to–let” toga with banners and boards. He said some properties are over-prised by their owners – making it impossible for them to be sold or let out quickly. He said it was more worrisome where houses which don’t have competitive facilities or services are prized so high.

    Ojomo urged developers  to be realistic and also work in tandem with current economic realities to beat the property glut. He also highlighted the fact that some developers do not follow trends in real estate market while building houses.

     

  • ‘Environmental degradation threat to security’

    Degradation of the environmental constitutes national and international security risks, the Permanent Representative of Nigeria to the United Nations, Prof. Joy Ogwu, has said.

    She spoke at the 11th Chief S.L. Edu Memorial Lecture organised by the Nigerian Conservation Foundation (NCF) and Chevron Nigerian Limited.

    Ogwu said there was the need for a paradigm shift in the assessment of implications from environmental degradation and the need for conservation to ensure a robust and encompassing national security and need for redress.

    In her lecture entitled: Addressing environment and conservation: A development and national security imperatives, she argued that the impact of the environment, including biological diversity, climate change and desertification, encompasses global warming, land degradation, deforestation, and loss of vital resources such as land, agriculture and water, which are  very essential for our well-being.

    She said these dimensions of the environment had become the sources of increasing threats to national security.

    She said: “It is common knowledge that since the beginning of time, we have witnessed to a considerable dependence on the Earth’s resources for humanity’s increasing need for sustenance and survival. “

     

     

     

     

     

  • ‘Why work on Oshodi-Apapa expressway is slow’

    Inability of the Federal Government to offset the outstanding N1.6 billion debts owed Borini Prono Construction Limited – the contractor handing the Oshodi Apapa Expressway – is responsible for the slow pace of work on the road, a Director in the construction firm Mr Nastari Claudio, has said.

    He said the provision of the funds would accelerate the completion of the dilapidated portion of road.

    Speaking last week during a joint inspection tour of the road, which had in attendance the Minister of Transport, Senator Idris Umar and Minister of State for Works, Alhaji Pateh Alli, Mr Claudio lamented that the project would have been completed within 18 months if funds had been released.

    ‘’We are asking for the provision of enough funds in order to speed the pace of work at the site, though we are working, but of course fund is an issue.

    “The project would have been completed in May 2013, but we cannot achieve this date because of lack of payment and it is very difficult to complete the project at the end of May 2013. We have N1.6 billion outstanding, which represents 30 per cent of the work we have done so far, therefore, to complete the road will be very difficult,’’ Claudio said.

    Another staff member of the construction company,Osareme Osakwe, said some portions of the road would be patched, adding that drainage work is still ongoing.

    The Minister of State for Works however, assured the construction firm that funds would be available this week.

    He called on the construction firm to ensure that the road is completed before the end of May 2013, stressing that the visit has yielded the desired result.

    Fielding questions from reporters, Senator Umar said the inspection was on the directive from President because of his concern for the Apapa-Oshodi expressway.

    Prof Monye said efforts were being made to clear the roads leading to the port, noting that the road has deteriorated.

    He said: “What we saw at Apapa is an eyesore and this will strengthen Mr President to clear the road and also fix it.

    “But what we are seeing is the final phase of the clearing-up operation, we also have very good discussion with the Lagos State government about what to do with the ‘setbacks’ and if you look at the ‘setbacks’regardless of what we do on the road, if we do not tidy up the ‘setbacks’, then it will remain untidy.”

     

  • Journalists’ Estate residents appeal to Tambuwal, others

    Residents of Journalists’ Estate in Arepo, Ogun- State  have appealed to Speaker of the Federal House of Representatives, Rt. Hon. Aminu Tambuwal and the Sokoto State Governor Alhaji Aliu Wammako,  to redeem  their pledges  for the completion of the estate’s community  centre.

    The duo, along with Ogun State Governor Ibikunle Amosun, had pledged to contribute towards Journalists Estate Residents Development Association’s (JERDA’s) initiative in building an ultra-modern community centre for residents of the estate, planned to be the first of its kind in Africa.

    JERDA  had embarked on an appeal fund during the tuning of the sod of the community centre by Tambuwal where Wammako was the special guest of honour on an occasion held with pomp and pageantry.

    Tambuwal, who represented by Hon. Olumide Osoba, a lawmaker representing Obada-Owode Federal Constituency, pledged that Tambuwal would donate to the project.

    The Sokoto State Commissioner for Information, Hon. Danladi Bako, who represented the state governor pledged to support the project with an initial N5million and monitor the project till completion.

    Amosun, who was represented by the Works and Housing Commissioner and his Information Commissioner, Messers Lekan Adegbite and Alhaji Yusuf Olaniyonu also pledged N5 million.

    Amosun has since redeemed his pledge. ButWammako andTambuwal have not.

    In a chat with select reporters at Arepo last week shortly after the vandalism of Nigeria National Petroleum Corporation (NNPC) pipeline by some oil thieves, Chairman of the Estate, Mr Gbayode Somuyiwa, said the first phase of the community centre would soon be decked, adding that work has progressed tremendously since the foundation laying ceremony last year.

    However, he lamented that the delay being encountered  was due to paucity of funds because some of the supporters and promoters of the project were yet to redeem their pledges.

    Commending the donors’gestures, Somuyiwa appealed to Wammako and Tambuwal not to renege on their promises, adding that all hopes of residents lie in the pledges.

    “I want to specially appeal to our donors and supporters, especially Governor Wammako and Tambuwal to come to our aid as quickly as possible as we cannot afford to abandon this project’, he said.

    Somuyiwa, who acknowledged that these personalities are great Nigerians for identifying with such a noble cause, said other state governments could also learn from the governor of Ogun State.

    He expressed JERDA’s appreciation to the Ogun State governor for the prompt redemption of his pledge. He urged the governor not to relent until the project is completed.

     

  • NIESV to hold Ekpenyong Memorial Lecture Jan. 31

    Members of the Nigeria Institution of Estate Surveyors and Valuers (NIESV) will hold the 19th John Wood Ekpenyong Memorial Lecture at the Civic Centre, Lagos on January 31.

    According to a statement, the lecture will provide the institution’s leadership an opportunity for self-evaluation and to address national development issues in the industry.

    Ekpenyong, in whose memory NIESV instituted the lecture in 1995, was the first Nigerian to qualify as a chartered surveyor/estate surveyor and valuer.

    NIESV’s President, Mr Emeka D. Eleh, will declare the lecture open while Mr Joseph O. A. Idudu will chair the event. Idudu, Chairman, NIESV’s Board of Trustees and the 11th President of the institution, is the immediate past Chairman of Estate Surveyors and Valuers Registration Board of Nigeria (ESVARBON).

    National Publicity Secretary of the institute,  Mr  Victor Ayeye, said Chairman, ESVARBON, Mr A. G Sangosanya, will deliver the main lecture entitled: ‘Honesty and devotion in Nigeria’s transformation agenda’.

     

  • Rehabilitation of Calabar road to be completed

    The Federal Controller of Works in Cross River State, Mr Chinwuba Agbara, has assured that the contractors handling the rehabilitation of the bad sections of Odukpani-Itu Road would complete the project this year.

    Speaking with reporters in Calabar, Agbara said the contractors were working daily to deliver it on schedule.

    He said President Goodluck Jonathan had directed the Minister of Works to carry out urgent repairs on all bad federal roads across the country before the year ends.

    He also said the maintenance work was intense at Kilometre 18 “where the road failure is so bad’’ on the 35-kilometre road.

    He said the maintenance work was codenamed Operation Safe Passage.