|
|
|
PROPERTY ARTICLES
Challenges Of Lagos As A Mega-city (2)
By Catherine Kehinde George
Independent, Sunday, 28th February 2010
The Impact of Industries
The disposal of industries waste is critical as it comprises effluent, and sometimes toxic/hazardous elements. Industrial wastes are often dumped along with household refuse and these results in derelict land. This aspect is being controlled by the State Government.
In addition, some industrial estates were originally located at the periphery of the Metropolis
Such as the Ogba Industrial Estate; and over time, the metropolis has grown to meet it, eventually bringing residential development very close to (sometimes obnoxious) industry. At this point, the State Government is also enforcing protective environmental laws for residents of such estates.
In England, new cities grew with the Industrial Revolution in the 19th Century. Industries played a prominent role in the development of industrial based cities. Industrial entrepreneurs and corporate bodies are being encouraged to take up this role - to assist to develop new model residential / industrial estates and communal facilities in Lagos State in line with Public-Private Partnership policy. The situation in most Nigerian cities is that development has outpaced city management.
Origin of Modern Planning in Lagos
The quest to rid Lagos of slums began in the 1930s with the creation of the first Nigerian planning body, the Lagos Executive Development Board (LEDB). The first scheme is the Oko Awo Scheme which was followed by the Central Lagos Planning Scheme in the late ‘50s. With the execution of this scheme, the residents were resettled in Surulere in bungalows, detached houses, and multi-storey blocks of flats.
In addition, commercial centres were developed such as Adeniran Ogunsanya Shopping Centre, Falomo Shopping Centre, and several modern markets. Industrial estates were also developed at Apapa, Iganmu, Ijora, Ilupeju, Matori, Ikeja and Oregun. Later, more housing estates were developed by the successor of LEDB, - Lagos State Development and Property Corporation (LSDPC) at Isolo, Ilupeju, Gbagada, Victoria Island, Lekki, Ogba and Ojokoro. A new town was planned and developed at Amuwo - Odofin.
The Federal Government was also very active in planned development in schemes such as Festival Town (Festac), Satellite Town, and other Federal Housing Estates. Basic services were planned for residents in these estates, and the estates were generally well maintained.
In addition, both the Lagos State and Federal Governments allocated plots to individuals and corporate bodies for industrial, commercial and residential development. These are called "sites and services programmes".
The Lagos State Government in the last two decades commenced "the private developers’ scheme" whereby individuals and corporate bodies are allocated large tracts of land, and are encouraged to develop such as housing estates. These sites are along the Lekki Expressway axis. An example is Victoria Garden City, located at Km 20 from Lagos Island.
The Nigerian Institute of Town Planners was founded in April 1966. Corporate members are in the academia, public service and in private service as consultants. Town Planners as well as allied professionals have been involved in the planning and execution of development projects.
Government Planning Efforts so Far
- 1964 Report on Metropolitan Lagos. The earliest study of Lagos as a Metropolis was by the United Nations for Technical Assistance, Dept. of Economic and Social Affairs (led by Dr. Otto Koenigsberger). The Terms of Reference stated that all the development projects in Metropolitan Lagos should be considered in the context of the overall needs of the area. A fully coordinated development scheme was proposed.
- Draft Master Plan for Lagos Metropolitan Area 1965-1985. This Report on a Draft Master Plan for Metropolitan Lagos for the period 1965 - 1985 was completed by LEDB in 1972. It is the first alternative proposal for the development of Lagos Metropolitan Area, and it called for more detailed studies; The Master Plan to be prepared would plan for a potential labour force of 1.4 million persons. The movement of over a million persons per day is a considerable journey-to-work load.
- Master Plan for Metropolitan Lagos 1980-2000. In 1978, Wilbur Smith and Associates (Town Planning Consultants) was appointed as the United Nations Sub-Contractor to prepare a Master Plan for Metropolitan Lagos. Working with Nigerian professionals, the Draft Final Lagos Metropolitan Master Plan 1980-2000 A.D. was prepared. The evaluation of concepts and alternative development schemes led to an urban growth strategy, which was refined to show the principal structural elements and the broad pattern of land use that was to be achieved by the year 2000; as the Metropolitan Area expands to accommodate a projected population of nearly 13 million. The Implementation, Monitoring and 5-yearly Review of this Master Plan was not adequately effected because personnel and equipment in the planning process were highly inadequate to cope with the phenomenal population explosion.
- Presidential Committee for the Redevelopment of Lagos Mega-City Region. This Committee, inaugurated in December 2005, was to address issues arising from the phenomenal growth of metropolitan Lagos across the border of Lagos State into the adjoining Ogun State. Committee’s Terms of Reference: Review the implementation of the 1981 Technical Report on common border problems between Lagos and Ogun States; Identify problems relating to security, traffic and transportation management, water supply, land use planning, infrastructure development and maintenance, urban renewal and slum upgrading; Propose solutions; Identify the role and responsibilities of key stakeholders in managing the Region; Recommend institutional and legal framework for Lagos and Ogun states and the Federal Government to manage the Region; Identify the management, information/organisational framework and funding; Propose timeframe for the implementation; Formulate policies relating to infrastructure development; and, Advise on private sector participation.
Urban Regeneration Programmes
A comprehensive Urban Renewal Programme covering 750 hectares made up of nine communities was launched in Lagos State in 2001 based on the World Bank Study (1995). One of the blighted communities is Makoko . The project is named "Trunk Infrastructure Delivery" and is a $200 million World Bank assisted project being presently managed by the State government agency - Lagos Metropolitan Development and Governance Project (LMDGP). The scope of the project includes solid waste management, drainage services, potable water supply, road construction and rehabilitation, and institutional support. The upgrading projects will be preceded by surveys. Out of a current estimate of 200 distinct slums in Lagos metropolis, 100 have been identified as severely blighted.
Community inclusion as part of the urban regeneration process, allows communities to prioritise their needs and inform the executing agency. Community slum upgrading studies is being continuously undertaken by the Lagos State Government for the improvement of other Identified communities. The impact of these interventions on the socially and environmentally degraded areas, and the institutional reforms of the state and local government capacity will re-establish them as functioning hubs of the Lagos Mega City.
Some Strategies Adopted
Community Inclusion: The livability of Lagos mega-city is a challenge to the Nigerian government (Federal, Lagos State and Local), the corporate world, professionals in the construction industry, and the communities.
The Nigerian Institute of Town Planners at National and State Chapter levels has on-going
programmes to enlighten the government and the public on planning policies - financing, monitoring and implementation.
The Lagos State Government and the Consultants on Development Projects organise stakeholders’ fora to include communities in the planning and decision making process; and on-going strategies consider the cosmopolitan background of the people of Lagos.
To mitigate the already identified environmental problems, a bottom-top approach rather than the traditional top-bottom approach is now in place at three levels - at the local level, the state level and the federal level.
At the Local level, planning is brought to the grass roots through public enlightenment programmes.
At the State level, policies distribute population and economic activities; and also implement development programmes such as public transport.
Extensive tree planting, safe pedestrianisation, better control of bill boards, landscaping and street furniture has been effected by the Lagos State government. Solar powered street lights have also been introduced.
At the National level, the policies deal with demographic and economic aspects. The collaboration will ameliorate national and inter-state environmental problems in the Lagos mega-city region.
Geographic Information System /Land Information System: With an effective
GIS/LIS in place, dynamic tools and strategies will resolve complexities of land use that have outpaced management. Urban Planners and managers would have an aid to make day to day decisions. Urban management will mobilise diverse resources to work in a co-operative manner in the field of planning, programming, budgeting, development, operations and maintenance of settlements.
Financing Urban Management
Urban Management programmes are capital intensive, and there has always been a continuous dependence on government statutory allocations. A World Bank’s suggested strategy of financing urban infrastructure and services in Nigeria is the use of property tax (World Bank 1996); and Public Private Participation. The World Bank has supported many developing countries to prepare town cadastres; that is town property registers which identifies the owner of each property and his payment status.
Conclusion
This presentation has highlighted the rapid urbanisation and environmental problems of Lagos Metropolis, the resultant Lagos mega-city, and the challenges of managing the situation. The efforts to redress the environmental challenges by the Lagos State Government and the professionals have also been noted. Legal empowerment exists for Town Planners to protect Nigerian cities from developing into slums and shanties. But this has to be backed by adequate institutional framework and finance.
|
