Renowned Architect Effiong Essang has provided insights into the ongoing land haggles and demolitions that have been a point of contention between state governments and local communities across Nigeria.
As these disputes escalate, Essang’s expert perspective sheds light on the complex dynamics at play and suggests a path towards resolution that respects both legal frameworks and community needs.
In recent months, several states in Nigeria have witnessed a surge in demolitions of properties deemed to be illegally constructed or obstructing planned public right of way. This has sparked significant unrest among affected residents and property owners, leading to widespread calls for a more transparent and equitable approach to land use and urban development.
Essang identifies two primary groups affected by these actions. “The first group comprises individuals or companies who acquired land and erected properties without the necessary approvals. These developments are illegal and often violate urban planning and zoning laws,” he explains. “On the other hand, there are those who build after going through the approval process but went to site to develop with major alterations so now face the prospect of losing them due to non-conformity. There is also a third category, and these are the ones who will lose the properties to overriding public interest and whose duly approved and built structures are in public infrastructures right of way, these ones are those that are due to be compensated by the government.”
This duality presents a significant challenge for policymakers and urban planners especially in a developing society like ours where governments are not capable of meeting up with the pace of urban developments and citizens are forced to seek self-help. Most of the shanties and urban slum we see around us fall into the group. While illegal constructions undermine the rule of law and orderly urban development, the forced removal of approved properties for public projects raises ethical and legal questions about fair compensation and the protection of property rights.
Arc. Essang advocates for a comprehensive approach to resolve these issues. “The way forward is for the government, in collaboration with local communities, to establish and enforce strict laws governing land ownership and usage, but there is so much a government can do, for instance, in a mega metropolis like Lagos with a population in excess of twenty million residents,” he asserts. “This includes ensuring that all land acquisitions and construction adhere to legal requirements from the outset, thereby preventing future disputes.”
Moreover, Arc. Essang emphasizes the importance of fair compensation for those who have legally acquired and developed their properties. “For properties that need to be relinquished for government projects, it is crucial that the affected owners receive adequate compensation that reflects the market value of their properties. This not only respects their legal rights but also fosters trust and cooperation between the government and the populace.”
In conclusion, Arc. Effiong Essang’s insights underscore the necessity for a balanced and legally sound approach to land use in Nigeria. By enforcing strict ownership laws, educating property owners and developers and ensuring fair compensation, the government can mitigate conflicts and promote orderly development. This not only protects the rights of property owners but also supports the broader goal of creating sustainable, livable cities for all Nigerians.
