How low-income, vulnerable Nigerians can be housed properly —NITP President

Nathaniel Atebije is the 25th President of the Nigerian Institute of Town Planners (NITP). In this interview with DAYO AYEYEMI, he blames the abuse of extant laws and codes especially the Nigerian Urban and Regional Planning Law and the 2006 Building Code for the incessant occurrence of building collapse in Nigeria. Apart from suggesting numerous ways to curb the menace of building collapse, he also spoke on how Nigerian cities can grow sustainably housing provision for low-income earners and the place of urban and regional planning in nation-building.

What is your take on the rising incidents of building collapse in Nigeria, especially in Lagos and Abuja?

The incessant occurrence of building collapses in Nigeria is an unfortunate embarrassment to the nation. It is a result of the abuse of existing laws and codes, especially the Nigerian Urban and Regional Planning Law and the 2006 Building Code. It diminishes our image and national pride as the “giant of Africa” and other accolades Nigeria has earned in the comity of nations. It is a demonstration of the low value we attach to human lives. President Goodluck Jonathan, in his humane character, said that his political ambition cannot be equated to the life of any Nigerian. Owners and builders of collapsed buildings are inhuman because all the activities that would have led to the collapse of a building are characterized by inordinate love for money, greed, corrupt and sharp practices, complacency, incompetence, and carelessness. The response of the government to this matter is glaringly lackadaisical and rhetorical. Nobody has been adequately punished for engaging in any collapsed building other than withdrawing his title to land. However, the new moves being made by the Lagos State Government suggest that positive actions are in sight.

How can this menace be curbed?

Building collapse can be curbed through strict enforcement of planning laws, regulations, and building codes. All agencies that have schedules related to plan vetting (review), post-approval and enforcement of regulations should be under the authority of one supervising officer. There should be strong political will and sufficient budgetary release to the relevant departments for the procurement of equipment and recruitment of manpower. The government should embark on aggressive capacity building for the staff of Development Control Departments, engage external consultants and the public in building plan review processes, especially for buildings above five floors, and provide adequate public enlightenment of the provisions of the planning law. Minimize delays in the building plan approval process. Stringent penalties should be meted out to defaulters. Freeze the corporate and personal accounts of developers and supervising engineers. Existing buildings should be regularly maintained at intervals of not more than five years. The provision for the governor to approve the construction of towering buildings should be abolished. Involve professional bodies in the pre and post-construction phases of any approved building. Construction should be covered by an insurance policy. The recommendations of earlier committees on building collapses should be revisited and implemented.

What possible roles can town planners play to checkmate the menace?

Town planners should ensure that any building being constructed has approval from the right authority. Delays in plan approval should be minimized. They should monitor developments and enforce the provisions of the law on buildings in contravention through outright demolition, and where possible and in line with the recommendations of relevant professionals, correct the defects to enhance the strength and stability of buildings. Existing buildings should not be exempted. The buildings that predate the law should be regularized through as-built building plan approval and monitored to ensure they are properly built.

Do you think town planners in the public service are doing enough to put an end to the menace of building collapse?

Yes, I believe town planners are doing what they can in terms of ensuring development control, especially considering the tools at their disposal. We cannot, however, claim it is proof because there are a few who may have challenges in terms of competence and integrity. Normally, a little poison destroys a whole lump. This is why the efforts of the majority of town planners are dwarfed by the irresponsibility of a few of them. Again, the planners in the civil service can still do better if they are given an enabling environment and equipment to coordinate the development process. It must still be understood that town planners are not trained to supervise building construction, and they don’t do it. Any town planner who engages in the supervision of building construction is illegal and should be prosecuted and punished adequately. So, the integrity of the building lies squarely in the hands of engineers and builders. The stoppage of the menace of building collapse depends on the cooperation of the engineers and builders to do what is right in building construction.

What can you say about the Nigerian cities? Are they growing sustainably?

Cities are supposed to be engines of growth in other climes. Nigerian cities are growing, but not sustainably. They are dotted with slums, sprawls, and uncomplimentary land uses. Developments are located without conception of their relationships and impacts. Their growth is spontaneous, without any plan/master plan. Some of the master plans that were prepared during the military era have lapsed and would need review. Incompetent and unqualified people take decisions on land use. Hence, urban areas are characterized by chaos.

What are the issues, and how can they be addressed?

To make Nigerian cities sustainable and livable, town planners must be consulted and engaged to prepare relevant plans for the cities and their component parts. Issues that would be addressed include population dynamics, land use distribution, urban transport, the economic base, urban governance, housing, recreation, infrastructure, industrial locations, climate change, urban renewal, waste management, and other critical factors for sustainability. They can be addressed through the engagement of national consulting planners to prepare the plans while those in public service implement the plans. However, a strong backup of political will and funding is needed to actualize the plans.

Nigeria is in need of over 20 million housing units to bridge the housing deficit, especially for low-income and vulnerable Nigerians. How can this be achieved?

Though the quantity of the housing deficit is disputable, there is no doubt that many Nigerians need to be housed properly. Low-income and vulnerable Nigerians can be housed through the removal of the major clogs to housing development. These clogs include the difficulty in accessing land, over-dependence on foreign building materials, direct involvement of the federal government in the construction of houses, the provision of adequate funding for housing and infrastructure, the politicization of housing and the planning and location of housing development relative to other existing developments. Housing provision should be treated more through equity than equality. There is a need to make mortgage facilities more accessible to the low-income.

What is your take on the mortgage system in Nigeria?

The mortgage system in Nigeria is quite poor, but this is simply a reflection of the country’s economic situation. To access a mortgage, one has to have a steady source of income. This automatically disqualifies about 50 percent of Nigerian youths and adults who are unemployed and others who are underemployed. With very low wages and extremely high inflation rates, mortgage banks are not willing to give loans spanning over a long period of time, so the low-income and vulnerable cannot access mortgage. The subsisting mortgage system can only be accessed by the rich.

Who is a town planner?

A town planner is a professional trained at an institution duly accredited by the Town Planners Registration Council of Nigeria (TOPREC) in the science and art of ordering the use of land, the character and siting of buildings, and communication routes so as to secure the maximum practicable degree of economy, convenience, and beauty. In addition to the training, he must be licensed by TOPREC to enable him to practice. Town planners are driven by the need to achieve sustainable developments in our cities and rural settlements for harmonious living, economic progress, social cohesion, structural stability, and environmental conservation.

What are the roles of town planners in bringing sustainable development to Nigeria?

Town planners manage the development of new areas in cities, towns, and rural areas, as well as reviewing existing areas to ensure they are renewed to meet minimum standards for livability, bearing in mind the environmental and economic impacts of the developments. Town planners develop, review, and implement policies and physical development plans at national, regional, or local levels, taking into account transport, economy, jobs, infrastructure, energy, climate change, and the historic environment. Specifically, they prepare master plans, sector plans, district and neighbourhood plans, and subject and action area plans for various types of land uses.

Town planners also conduct studies such as site analysis, land use planning analysis reports (LUPAR), environmental and social impact assessments (ESIA), environmental audits, project feasibility and viability analyses, disaster risk management, and resilience studies. They carry out city administration, development control, waste management, street naming and house numbering, outdoor advertisement management and signage, advocacy, public enlightenment, and campaigns.

Has Nigeria’s government given urban and regional planning the rightful place in nation-building?

Nigerian governments at all levels have not given urban and regional planning its rightful place in nation-building. They have only paid lip service to it. A few examples may suffice. The national government has not implemented the Urban and Regional Planning Law it enacted in 1992 by establishing the institutions that should facilitate the implementation of the law. Secondly, urban and regional planning, which deals with the organization and management of the scarcest resource available to man, has perpetually been an appendage to various other ministries and agencies of government. This has greatly affected the quality of focus and vision of the leaders of the ministry. In their effort to give urban and regional planning pride of place and for the purpose of averting chaos in settlements, the government needs to give urban planning attention and priority. The Federal Government should liaise with state governments to domesticate the Urban and Regional Planning Act (CAP N138 LFN 2004).

READ ALSO FROM NIGERIAN TRIBUNE