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Lagos warns against illegal residential building conversions, issues final notice to owners.
Lagos State government has warned owners of residential buildings that have been illegally converted to churches, mosques, clubhouses, lounges and bars without approval for change of use, telling them to revert to the original use of those structures or risk losing them.
The building owners have been given 30 days final notice to not only revert the buildings to their original use, but also evict their occupants, stressing that on the expiration of the final notice “the state will not give further notice of sealing, but outright removal of such non-conforming buildings at the cost of the owners.”
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A statement by the state’s environmental protection agency (LASEPA), explains that the final notice follows observable distortion of the masterplan of the state, especially residential areas, by some people who, in gross disregard of the regulatory provisions of the law, have turned residential areas into club houses and worship centres, thereby constituting a nuisance to the environment.
The agency also cited security concerns of citizens and repeated complaints of non-adherence to safety and security guidelines issued to the club owners as reason for the removal notice.
Buildings conversion in the state is happening almost everywhere in the state, but mostly in the core business districts which, according to analysts, gives a sense of the high demand for commercial spaces in the state.
According to them, conversion of residential buildings to other uses such as worship centres and business premises only speaks to the commercially viable nature of the state and the dearth of enough purpose-built buildings for businesses.
“Though that, in itself, is unhealthy for the well-being of residents, building conversion which is indicative of low housing supply, reveals the opportunities investors can tap into and get good returns even in the short term,” Ezekiel Oludare, a real estate consultant, noted.
Oludare reasoned with the state government that residential buildings conversion should be done the right way if it has to happen at all, explaining that approval should be given before a building is converted from one use to another.
According to officials of the state government, not obtaining approval for converting buildings and constructing new ones is a disregard for physical planning regulations.
“Property owners and developers should prioritize obtaining planning licenses or approvals before commencing construction,” Oluyinka Olumide, the state’s Commissioner for Physical Planning and Urban Development, advised recently.
The commissioner stressed the importance of adhering to the terms of these licenses as part of collective efforts to create a more sustainable and compliant built environment, assuring that the state government was committed to enforcing regulations without exceptions with the aim of ensuring that the law benefits the overall living conditions in the state.
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To be free from the embarrassment and loss of investment which many have suffered in the last few months over the demolition of their property, the state has put in place documents and requirements for those applying for building approval.
The Lagos State Government has said it would soon arrange a meeting with developers/owners of distressed buildings on how best to address the redesign and remodelling of such structures by November.
This was disclosed recently by the Commissioner for Physical Planning and Urban Development, Oluyinka Olumide, at a function in Alahusa, Lagos.
Olumide said the prevalence of distressed buildings in different parts of the state was worrisome and needed the urgent attention of all stakeholders.
He said, “The Ministry of Physical Planning and Urban Development as mandated by the Lagos State Urban and Regional Planning and Development Law, 2019, as amended, was willing to extend its responsibility for approving the remodelling of existing buildings to provide technical assistance to developers and owners of distressed buildings, especially on the design and remodelling of such buildings.
The Federal Government has instructed the contractors responsible for the 107km Enugu-Onitsha road dualization to expedite the project.
This directive was given by the Minister of Works, Senator David Umahi, during a meeting with MTN, the Enugu State Government, and the contractors, RCC Ltd and Nigercat Ltd, on Friday.
According to a statement released on Friday, the minister said he is disappointed over the slow pace of work on the project, he said, “Let me express my disappointment over the slow pace of work on that project. It is one of the worst roads in this country.
“Everywhere we have diversion; diverting from the one that RCC and Nigercat had completed, the contractors are not kind enough to even put stone based on the diversion points.”
He added, “So, by the reason of the launching of our Operation Free our Roads, it is now a violation of the policy on the side of the controllers and directors of the Federal Ministry of Works where we have vehicles falling on any project that is ongoing or where there are potholes on our roads.”
He also blamed the sufferings of road users on the lack of commitment and insensitivity of the contractors.
“The public must know that the President’s intention is not for them to suffer while trying to fix the roads, and it is their right to insist that contractors should fix the roads that they are engaged on,” he said.
The Minister commended the Enugu state government for their resolve to fund the construction of a 20 KM section of the road and expressed hope that MTN would execute the second phase of the project.
He noted, “Why the Enugu State government is intervening is because of the slow pace of work by the contractors and because of funding issues. The essence of tax credit is for funds to be made available. And so, I don’t see RCC going to keep their promise to finish this project in 6 months.
“My advice to MTN is to look for another contractor within that axis if they want to get the job done. Division of labour is even the best. While they are doing the road, and if Nigercat is doing a good job, you can give them greater scope to do if you want to finish that job.”
He warned contractors that the Federal Government would not accept phased handovers of projects and has phased out Variation of Price in contract administration.
The Ekiti State government has intervened to resolve a longstanding land dispute between the Elepe of Epe-Ekiti, Oba Ayodele Adesoye, and the Atolagbe family. The government cautioned against the misuse of modernization as an excuse to disregard traditional customs.
In line with the community’s traditions, the government has ordered the release of resources, including palm trees at Oko Oba Farmland, to Oba Adesoye for his administration. This decision ensures the continued adherence to age-old practices.
Ekiti State Deputy Governor, Chief (Mrs) Monisade Afuye, announced the resolution in Ado-Ekiti. The decision was made after considering the Elepe’s claim to Oko Oba Farmland based on historical evidence.
Mrs. Afuye acknowledged the Elepe’s right to be the custodian of Oko Oba Farmland, citing longstanding traditions that support his claim. The decision reflects the importance of respecting historical practices and ensuring their preservation.
The deputy governor, however, told the monarch in clear terms that other princes and princesses from all the three ruling houses should be allowed to farm on the land without payment of royalty.
Mrs Afuye appealed to the community to comply with the government’s position to restore unity, peace and orderliness to the beleaguered community.
Oba Adesoye expressed gratitude for the government’s decision and pledged to foster peace and unity between the throne and the community, aiming to accelerate Epe’s development.
Representing the Atolagbe family, Dr. Yemi Agbeleoba acknowledged their willingness to cede Oko Oba Farmland to the monarch. However, he emphasized the need for all three ruling houses to participate for a lasting and traditional solution.
Agbeleoba expressed appreciation for the government’s directive, believing it will contribute to resolving the long-standing conflict.
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