Megacity Development in a Developing Economy

8/2/2019 Megacity Development in a Developing Economy

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MEGACITY DEVELOPMENT IN A DEVELOPING ECONOMY: THEESTATE SURVEYORS AND VALUERS ROLE.

BY

DR. BOLARINDE JOSHUA PATUNOLA AJAYI,FNIVS, RSV, MPM, FMP, THD.

PRINCIPAL PARTNERJ. AJAYI PATUNOLA & CO.ESTATE SURVEYORS AND VALUERS.

CHAIRMANNIGERIAN INSTITUTION OF ESTATE SURVEYORS & VALUERS.

LAGOS STATE BRANCHSECREATARY

ASSOCIATION OF PROFESSIONAL BODIES OF NIGERIALAGOS STATE CHAPTER.

A PAPER DELIVERED AT:


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2009, LAGOS INTERNATIONAL HOUSING CONFERENCEORGANISED BY THE NIGERIAN INSTITUTION OF ESTATESURVEYORS AND VALUERS, LAGOS STATE BRANCH ON 21STAND 22ND MAY, 2009 AT SHERATON HOTELS AND TOWERS,IKEJA, LAGOS STATE, NIGERIA.


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CONTENT

1.ABSTRACT2.KEYWORDS3.AIM AND OBJECTIVES

4.MEGACITY DEVELOPMENT AND PROFESSIONALS:BACKGROUND.

5.MEGACITY DEVELOPMENT AND DEVELOPING ECONOMY.6.FUNCTIONS OF ESTATE SURVEYORS AND VALUERS.7.LAGOS MEGACITY REALISATION.8.ESTATE SURVEYORS AND VALUERS IN MEGACITY

DEVELOPMENT.

9. SUMMARY, RECOMENDATIONS AND CONCLUSION.


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1.0 ABSTRACT:Megacity development is a special project which any nation should

pursue with passion, because a success of it make the life of all

inhabitants secure Lagos Megacity has faced a lot of neglect over

decades and the present state is now great problems which requires

more fund to correct them would have been used to build it. Many

things were wrong in the planning of the Lagos Megacity; and the worst

is lack of supervision of the existing planning regulations.

However, the present Government of Lagos State has taken a giant step

to replan, redevelop and rebuild. The effect of the effort is been in the

construction of new roads, infrastructure, green areas, promulgation of

new planning laws and regulations, and heavy policing of the

environment.

The construction of the Lagos State should be complemented by the

Ogun State Government, and the Federal Government to harmonies the

Lagos Megacity Region redevelopment with the work going on in Lagos.

The fact that millions of people reside in Ogun State and come to workin Lagos daily preclude that the road network , infrastructure, rail

system must be coordinated respectively.

Nigerians should view the Lagos Megacity Region project as an

opportunity to create a center of special attraction to the nation for local

and foreign investors, tourists, and at the same time make it a major

source of revenue through tax. Developmental process involves

professional especially in the Building Industries. The role Estate

Surveyors and Valuers is specifically enumerated, while calls were made

to the various authorities involved in Megacity project in the developing

economy to make use of relevant and appropriate professionals.

However, the Federal Government should give the Lagos Megacity

Region project special attention, to accelerate the progress.


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2.0 KEYWORDS:Megacity, living standard, professionals

3.0 AIMS AND OBJECTIVES:The aims and objectives of this paper include:

1.To define a Megacity and show Lagos as a Megacity.2.To look at the standard of living of Megacity in Developing Economy.3.To point out the contribution of professionals especially the Estate

Surveyors and Valuers in the development of Megacity especially

Lagos State Megacity.

4.To make recommendations on how Lagos Megacity project can besuccessfully executed.

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4.0. BACKGROUND OF MEGACITY DEVELOPMENT ANDPROFESSIONALS

4.1. WHAT IS A MEGACITY?A megacity according to the United Nations Center for Human Settlement

is an extensively large metropolitan area of human settlement having a

population of at least ten (10) million. In 1995 Lagos was rated as no. 9

mega city with a projected population of 13.5 Million in 2000 and 24.4

million in 2015.

The living standard of the people in any city is paramount, while that of a

mega city requires a special attention, because the functionality of the

town in terms of infrastructures, services, security of life and property

will inform the rate of attraction of foreign and local investment in the

city.


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The reason Lagos Megacity was rated low is not far fetched. It is a

Megacity that did not enjoy concerted and consistent development which

could have perpetuated and preserved the standard of living for this

generation and the generations unborn, as obtained in the Megacity ofthe developed economy.

However, there is hope for Lagos Megacity with the present waive of

development and planning programmes, embarked upon by the Lagos

State Government of Nigeria. Since the state is advancing fast in the

development of Lagos Megacity, it is expected that few years will bring a

change that points to a better standard of living.

Obviously there is a marked difference between the standard of living in

Megacity of the developed country and the developing countries, as

presented in the Table 1:


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TABLE 1LIVING STANDARDS IN THE WORLDS MEGACITY.

S/NO MEGACITY POPULATION2000 M(ROJECTION)

POPULATION2015 M(PROJECTION)

URBAN LIVINGSTANDARDSSCORE %

1 Tokyo, Japan 27.9 28.7 81

2 Bombay, India 18.1 27.4 35

3 Sao Paulo, Brazil 17.8 20.8 50

4 Shanghai, China 17.2 23.4 70

5 New York, USA 16.6 17.6 70

6 Mexico City, Mexico 16.4 18.8 38

7 Beijina, China 14.2 19.4 55

8 Jakarta, Indonesia 14.1 21.2 40

9 Lagos, Nigeria 13.5 24.4 19

10 Los Angeles, USA 13.1 14.3 69

11 Calcuta, India 12.7 17.6 34

12 Tianjin, China 12.4 17.0 5113 Seoul, South Korea 12.3 13.1 58

14 Karachi, Pakistan 12.1 20.6 36

15 Delhi, India 11.7 17.6 36

16 Buenos Aires, Argentina 11.4 12.4 55

17 Metro, Manila,

Philippines

10.8 14.7 43

18 Cairo, Egypt 10.7 14.5 36

19 Osaka, Japan 10.6 10.6 81

20 Rio de Janerio, Brazil 10.2 11.6 51

21 Dhaka, Bangladesh 10.2 19.0 32

22 Paris, France 9.6 9.6 72

23 Instambul, Turkey 9.3 12.3 42

24 Mosco, Russia 9.3 n.a 64

25 Lina Peru 8.4 10.5 33

26 Teheriani Iran 7.3 10.2 39


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27 Bangkok, Thailand 7.3 10.6 42

28 Hyderabad, India 6.7 10.7 37

Source: Report of the presidential committee on Redevelopment of Lagos

megacity Region, April, 2006. Original source (a) United Nations WorldUrbanization prospects 1995 (b) population crisis committee, cities: life

in the world 100 Metropolitan Area From the above, the Lagos megacity

has the highest rate of population growth and lowest standard of living.

This is a paradox, the above scenario calls for a sober reflection and the

Lagos State Government under the leadership of Mr. Babatunde RajiFashola, SAN is responding appropriately. There is a need to achieve theset targets and leave a legacy of Lagos megacity of good standard of

living for future generations.


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THE PROFESSIONALS:The planning and development of megacities all over the world are

achieved by the indispensable contribution of the professionals.

Contributions of professionals within and outside the construction

industry must be articulately harnessed and organized for the desired

result. The planning and redevelopment of cities in the developed

economy nations of the world is continuous. These nations do not wait

until the cities becomes decayed or uninhabitable before embarking on

phased renewal redevelopment to make provision for expansion to cater

for the ever growing population.

Professionals that are involved in the megacity project in the developed

nations are always at their table finding new ways to sustain and improve

these cities. Likewise, the challenges before the professionals in the

developing nation are more tasking, because the megacity is unplanned,

haphazard in developmental control, with urban blight at various points

which require either total urban renewal or redevelopment. The

developing nations to a great extent depend upon the professionals toturn around the situation of their megacity for good.

The Lagos Megacity for instance has faced neglect for too long. In the

1960s and early 1970s, Lagos metropolis was a city to be desired with

roads, water and electricity power supply. During the Military Regimes

which spanned 1966 to 1999 with few intermittent Civilian Government

Rules, Lagos city was neglected, in terms of planning and development.

Most infrastructures put up within that period were borne out ofnecessity to reduce traffic congestion, cronic inadequate power and water

supply. The Government of Lagos State, the Federal Government of

Nigeria, and the entire populace in and outside Lagos megacity are

anxiously looking unto the professionals to come up with proffered

solutions required to take the citizenry/ residents out of the wood.


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The professionals involved in the planning and development of megacity

cannot be exhaustively listed in this paper, but they can be grouped into

seven;

1. Construction / Building industry professionals2. Social Scientists: Sociologists, Psychologists, Geographers e.t.c3. Pure scientists ; Chemists, Physicists e.t.c4. Medical Scientists: Environmental Health Scientists e.t.c5. Financial Institutions ; Banking, Insurance e.t.c6. Arts facility: Historians, Sculptors, Artist lawyers e.t.c7. Trades men and women.

(1) CONSTRUCTION INDUSTRY PROFESSIONALS:The professionals in the Building Industry are universally regarded as

the main actors in the planning and development of megacities. This is

because they work on bringing about the physical structure which is

visible to all. The main professionals in the Building Industry include:

i. Estate Surveyors and Valuers,ii. Land Surveyors.

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iii.Town, Urban and Regional Plannersiv.Architects.v. Engineersvi.Quantity Surveyors andvii. Builders.

Any other professional not specifically mentioned in the list above will

fall under a group out of the seven.

5.0 MEGACITY DEVELOPMENT AND DEVELOPING ECONOMY:A megacity develops when many towns, villages settlements, cities join to

form a continuous urban setting. According to the report by the Professor

Akin Mabogunje led Presidential Committee on Redevelopment of Lagos

Megacity Region, megacities have emerged in different parts of the world


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as a result of globalization process. The report gave reasons for the

phenomenon which includes:

i. Free market economy with its tremendous wealth creatingpotentialities, which attracts population increase in any favourable city.

ii. Impact of advance information technology on global relationship whichenhance production and city expansion to meet the need of the city.

iii. Emergency of multinational corporations in all area of the economyand service provision. Globalization process has been encouraged by

innovation in information and information technology, as well as

mobility of financial resources. A multinational corporation will only

decide to invest in any part of the world where business atmosphere isconducive. Any such conducive spot in any part of the world will be a

point of attraction to local investors, workers, laborers and the

activities will enhance the growth of megacity due to great population

increase.

In Nigeria, the globalization process has lead to large scale migration

and mobility of people which has led to the growth of Lagos to a

megacity, being the commercial center of the nation, and other westAfrican countries.

Nigerians from all part of the country, people from the rest of West

Africa and others beyond have come to concentrate in Lagos. It was

reported in 2003 that about 3500 people arrived daily in Lagos to stay

which must have risen by now.

All the activities that lead to megacity development points to the fact

that they increase the population, which is the parameter for

measuring megacity status in

most literature. There are other physical features like the spread of a

city over several kilometers as the case in Lagos Megacity, which

comprises Lagos State and some part of Ogun State. In developed

economy where the city planning is controlled, the megacity may take

the form of spatial development with good services within a smaller

area, but thick population.


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Out of the 28 megacities in the world in 2000, Lagos occupied the 9 th

position, but was projected would move to 3rd position in 2015. The

implication of this is that the

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trend of population increase will even rise and create more stress on

the infrastructure and services which are presently inadequate to

support the existing population, except something is done to

redevelop the Lagos megacity.

5.1. PROBLEM OF PHYSICAL PLANNING IN NIGERIAN CITIES.The root of the planning problems in Nigerian cities including Lagos

Megacity is the seemingly lack of courage to implement and enforce

planning laws. Most planning do not give any importance to provision of

recreational areas, services, education, industries, commercial centers

e.t.c which makes a complete city. The content of the planning layout is

lobe sided, and only take care of residential which has the highest

demand at the moment.

Planning policy must give guidelines for the mandatory consideration of

creating zones which will serve the population in every neighbourhood.

For instance, cottage industries, shopping area, schools, roads and

other infrastructure must always be included in the planning of the

cities. Some of those uses may not be immediately embarked upon, but

the need will come as the neighbourhood grows, hence provisions must

be made for them.

DEVELOPING ECONOMY FACTOR IN MEGACITY DEVELOPMENT:A commentator at a seminal on developing economy some years ago

said that the colonial masters made all things to work before

independence of developing countries. My response to him was that one

great factor that made it possible for them at that time was that the

population was very small in most developing cities. For instance, Lagos

city in 1952 had a population of about 252,000 (1952 census). The


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colonial masters only planned for the national and state capitals,

without adequate care for the development pool to the cities. If the pre-

independence plan had created cottage industries in the old Divisional

Headquarters with good roads services and infrastructure, the

developmental pull would have been shared between the divisionalheadquarters, regional capital and Lagos.

The few industrial and market centres soon became trade centres where

people migrated to settle, and there were population explosion in those

few cities.

After the independence, the developing countries took over the

administration of their nations. While some took the bull by the horn to

develop their nations, others like Nigeria, have hitherto struggle for

political power and manipulation. Futuristic planning laws were not

given priority, and what we have is city decay. The economic resources

of Nigeria up till present (2009) has not been directed to developmental

process. It costs huge capital outlay to build cities, but any nation which

can pay attention to it shall enjoy the future gain in terms of good

standard of living for its future generations.

Developing nations need to look ahead to the positions which their

countries should be in the future, say in fifty years, hundred years and

beyond. Planning of cities and mega cities in particular should be given

priority, with a concerted effort to implement the

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planning policy. I shall conclude this part with the Nigeria Economic

Summit Group in their submission of Nigeria Critical Areas of need.

NESG Policy Dialogue series volume 2, No 1 of June 2003 page 53 whichsays:Some critical areas of need requiring Federal Government attention

include agriculture both on the small and large scales; electricity,

transportation, including water ways, which is under utilized; flood and


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erosion control; construction of interstate major roads; and education

.

6.0 ESTATE SURVEYORS AND VALUERS AND THEIR FUNCTIONS.6.1 WHAT IS ESTATE SURVEYING AND VALUATION:

Estate Surveying and Valuation profession which is universally referred

to as Estate Management in many countries of the world, is a discipline

in the construction / building industry which is defined as the

direction and supervision of an interest in landed property with the aim

of securing an optimum return, which return need not always be in

financial, but may be in terms of social benefits, status prestige,

political power or other goals or group ofgoals Landed property in thiscontext include land

(ground or soil) and all that lie upon it to the atmosphere above. Estate

Surveying and Valuation is a multi disciplinary profession which

training cut across various faculties of economics, science, building,

architecture, town planning, sociology, environmental management,

land surveying, among others. The Estate Surveyor must also have the

rudiments of land law, agriculture, forestry, and building science and

general engineering.

Estate management training is christened Land economics in Ghana.

Land economics is defined as The management and development of

land and property, in an economical and sustainable manner, and

involves a range of disciplines which form the basis of a number of

professional specialisms.

Estate Surveying and valuation practice by Estate Firms andpractitioners in Nigeria covers the following aspect which include

Valuation of Land, Building, Plant and Machinery, Feasibility and Viability

studies, Property Development and Project Management, Estate Agency,

Property and Facility Management among others. These areas of

practice are group into fourteen FACULTIES by the Nigerian Institution

of Estate Surveyors and Valuers to encourage firms and members

specialization. The fourteen faculties are:


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1. Valuation2. Plant and Machinery Valuation,3. Development and Project Management,4. Estate Agency5.

Property Management

6. Facility Management7. Compensation8. Housing,9. Rural Estate Management

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10. Environmental Management11. Real Estate Consultancy12. Urban Renewal and Management13. Land Information Management.14. Rating Valuation and Administration.One thing that is glaring about Estate Surveying and Valuation is that, it is

a multi disciplinary profession. All other professionals that are trying to

assume expertise of the functions can never get it right. It is when

professionals from other disciplines come for full training and becomeRegistered Estate Surveyors and Valuers that they always appreciate the

uniqueness of the profession. My advise to all professionals outside

Estate Surveying and Valuation, who desire to practice the profession,

whether in and outside the construction industry is to come for formal

and proper training before going to practice or work in that capacity to

ensure the best service for our society. A medical doctor must be well

trained to perform his work; likewise it is the registered estate surveyors

that can handle estate surveying and valuation practice.

LAGOS MEGACITY AND REALISATION:Lagos megacity Region spreads across the built up area of local

Governments in Lagos State and four others in Ogun State namely: Ado

Odo / Ota, Ifo, Obafemi Owode, and Sagamu. With the rate of

expansion and population increase, the Lagos Megacity Region is likely

going to cover more areas within the next few years. In Lagos State, the


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built up area is even a megacity already. The population of Lagos was

about 18 million at present, (Address of Tpl Francisco Bolayi Abosede,

Commissioner, Ministry of PPUD at the Public Presentation of Ikeja

Model city plan on 27th March, 2009 in Lagos).

The 2006 report on the Lagos megacity Region touched on impact of

the growth on Lagos and Ogun states, and seeks to profer solution to

the controlled development, redevelopment of blighted area, and

efficient management of the megacity. The implementation as contained

in the Federal Government sponsored report is yet to take off.

LAGOS STATE GOVERNMENT INITIATIVE:

A recent (2009) publication by the Lagos State Physical Planning &Development Authority informed that Lagos is an emerging megacity

ranking as the sixth largest city in the world (page ii). Development,

redevelopment and renewal cannot wait till any time, hence the initiative

of the Lagos State Government to commence action on upgrading the

city is commendable. Planning regulations that must be followed are

being worked on, and they must be perfected before releasing it to the

public as planning laws, the Lagos State information handbook ( 2009

reveals that the state Government has set up a committee to reviewthe existing laws, and planning policies as they affect planning

regulations, land use and building control. In May 2008, the Lagos State

Governor, Mr. Babatunde Raji Fashola (SAN) set up a technicalcommittee on planning Regulations and Building Control to which all

professional bodies including the Nigerian Institution of Estate

Surveyors and Valuers in the

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construction industry made input. Some of the recommendations of the

technical committee are already being implemented.

In pursuit of the realization of the goal of Lagos megacity redevelopment

dream, the State Government has launched Ikoyi Victoria Island, and

Ikeja Model city plans. Other model city plans are expected to be rolled

out soon to dictate the pace of redevelopment in Lagos megacity. It is


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glaringly perceived that the Lagos State Government have started to look

ahead to repositioning Lagos megacity positively.

The model Lagos megacity project vision was highlighted in the Ikoyi

Victoria Island Model city plan 2006. The vision for the model cities in

the State include;

i. Where every urban facility, service and utility is adequately andefficiently provided at reasonable cost;

ii. Where high net worth individuals and corporate organization woulddesire to live and carry on business, readily disposed to paying for

facilities and services provided;

7.2 CHALLENGES OF LAGOS MEGACITY:Lagos Megacity is part of the country, Nigeria which requires a special

effort to look at the decay of the cities in terms of infrastructure,

services, poor building construction standard, and poor building

regulation control. When in 2006 many buildings were being

demolished in the supposed new town of Abuja, it was a sad story of

neglect of building and planning regulations. Lagos megacity that had

been in existence for centuries will then need greater effort to rebuilt,

reconstruct, reshape, renew and re positioned.

I will still like to refer to the challenges stated in the Mabogunje Report

which is a reflection of the issues to be tackled in any megacity like

Lagos.

i. Securityii. Sanitationiii. Trafficiv. Transportationv. Waste managementvi. Water supplyvii. Land use planningviii. Infrastructure development andix. Maintenance and


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x. Urban Renewal and Slum Upgrading.7.3 FUNDING OF LAGOS MEGACITY:

Funding is vital and prime in any project. The understanding of Akin

Mabogunye is that the Lagos megacity project is a national project to be

sponsored by the Federal Government.

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The magnitude of the project a beyond what a state can achieve within a

reasonably short time. Even if the entire budget of Lagos State is to go

for it in a year, all areas cannot be covered.

Provision of infrastructure and services is very paramount; this will

encourage the investors to participate in the development.

It is essential for all concerned to know that the success of Lagos

megacity project is for the whole nation Nigeria, and other nations who

come here to invest apart from the Federal Government of Nigeriagranting Lagos Megacity Special status in the federal annum Budget,

international organization like the United Nations should urgently come

to collaborate with the Lagos State Government to develop the project.

There is urgent need for upliftment of the living standard in Lagos

megacity.

7.4POPULATION EXPLOSION:One of the greatest challenge which little is being done about in Lagos

magacity is the UNPRECEDENTED POPULATION INCREASE. The greatinflux of people need to be managed. These who come in daily to stay

permanently and those who come to Lagos Megacity on a daily basis

from neigbouring states, countries to work or transact business should

be recognized in the planning. Many who come to work or trade in

Lagos (buyers and sellers) who reside in Ibadan (Oyo state) Abeokuta,


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Ijebu and other parts of Ogun State, as well as Benin Republic are in

hundreds of Thousand.

The Lagos State Government should establish a data collation organ that

can give useful information about the population of Lagos dwellers, who

the Government is planning to take care of. It may be necessary for all

Lagosians to carry identity card for control of planning. Another

importance of such identity card is that it can be a check on insecurity

and help to reduce crime. This is possible since the under bridge

hideouts for hoodhums could become useful points for roads and

parks. This is food for thought for the Lagos State Government, and

professionals.

7.5 ELECTRICITY POWER SUPPLY:This is a moster that is steering at the progress of Lagos megacity and

the wellbeing of the people. Many manufacturing companies and

industries are laying off their staff and moving their operations to

neighbouring countries because of lack of regular power supply. Thus

creating unemployment and untold hardship in many families.

The attempt by the Lagos State Government to embark on its own

private power supply is in the right direction. Power supply must be

regular and constant in Lagos megacity.

8.0 THE ROLE OF ESTATE SURVEYORS AND VALUERS IN MEGACITYDEVELOPMENT.1. The Estate Surveyors and Valuers should be seen as partners with the

Government to achieve the success of the Lagos Megacity Project. Weshould be in the forefront of calling on the Federal and State

Governments involved to come out and make the

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Lagos megacity region a success. If Lagos State Government

commence the development of Lagos in line with all


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recommendations, but the Ogun State axis it neglected, the effect of

the unplanned area will be dragging back the wheel of progress.

2. Estate Surveyors and valuers should be part of the preliminary studyteam. Collection of data relating to neighourhood, streets,

accommodation types and units, occupancy rate, must be well handled

to give relevant information for policy formulation. The estate

surveyors and valuers should give the overview of the present use and

advise on the proposed use of a planning area. They should carry out

the valuation of the land and subsisting interest in the property to

advise on the proposed type of development at various

neighbourhoods of the megacity including the water front areas. The

rural areas should also be subjected to prelimary survey and valuation,because there is no land without value.

PROFESSIONAL ADVISE AT PLANNING STAGE:After the preliminary survey and valuation had been carried out, the

report would be presented to the design team. Throughout the

planning and design stage, the estate surveyors and valuers must be

on hand to advise on the functionality, maintainability of the designs.They are trained to ensure that aesthetics is not placed above the

genuine appreciation of economics (1) The preliminary designs will be

subjected to reviews to which all the professionals should continue to

make their contribution to ensure a durable job, and protect the

financial interest of the Government and investors in the well planned

and developed megacity.

3. FORMULATION OF PLANNING LAWS:The Lagos State Government has recognized the importance of the

role of Estate Surveyors and valuers at this stage by inviting the Noble

Institution to contribute to the formulation of the laws. This is very

essential because the legislation controls the physical development.

The profession must always air their views on such matters.


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4. ESTATE SURVEYORS AND VALUERS WORKING IN MINISTRIESDEPARTMENTS AND PARASTATALS.

Estate Surveyors and Valuers are the workers in the various ministries

who specifically look after the successful implementation and

management of the various development project in the megacity. Every

ministry, parastatal, organization, Local Government, must engage

Registered Estate Surveyors and Valuers to work as regular staff to carry

out the above function. There are jobs that should be contracted out

which could require supervision by the in-house professionals.

5. REPLANNING AND RENEWAL OF EXISTING CITY:The project of preplanning and renewing is a team work, That is why theredevelopment program of Lagos megacity Region was subject to

mabogunje committee advise.

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Likewise the Lagos megacity redevelopment programme must continue

to involve the professionals, all in the building industry especially.

The magnitude of the project requires private participation, and estatesurveyors and valuers must be involved in packaging the proposals on

behalf of their clients or on behalf of the Government.

At all stages, there is need for valuation and revaluation of the interest

in the project.

6. DEVELOPMENT MAINTENANCE AND REDEVELOPMENT:The part played by feasibility and viability studies is very vital in

development and redevelopment. The Estate Surveyors and Valuers

should carry out the studies based on which major decisions should be

taken. The recommendation of Estate Surveyors will serve as a reference

and guide in terms of practicability and profitability of the project.

Estate Surveyors and Valuers are Practitioner project managers. Their

involvement throughout the project life will ensure a timely completion


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of the development project at project cost. The same goes for

development of infrastructures.

Estate Surveyors and Valuers are managers of estates, cities and

infrastructure. Hence they give accurate advise on adequacy of the

infrastructure and proper management of existing structure.

There are many areas of management and maintenance which involve

other experts, however, the nature of the training and practice makes

the estate surveyors and valuers coordinators to make management

succeed. This is the case of maintenance of service, including their

accommodation, leases, acquisition. It then precludes that all the

service departments should have estate department, to ensure smooth

performance of the structures, infrastructure and services.

7. DIRECT INVOLVEMENT IN DEVELOPMENT:More direct participation of Estate Surveyors and Valuers in direct

development of estate and services is hereby canversed. Many are

already in the process, but more should participate. Members of the

Institution are supposed to pervade the scene of megacity development.

COOPERATION WITH OTHER PROFESSIONALS:Estate surveyors and valuers should form consortia with other

professionals to sponsor big projects that can move the megacity project

forward.

RETRAINING OF MEMBERS:There is technology transformation and other factors which are affecting

the environment rapidly. Estate Surveyors and Valuers should acquire newideas to refresh and retrain in environmental planning and management

Regular attendance of conference like this and adjustment in the school

curriculum are important.

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DRIVING THE PRIVATE SECTOR:Many individuals, organization and Governments are client of estate

surveyors and valuers who can invest in the development process of the

Lagos Megacity. They should encourage their clients by regularly giving

them good proposal of areas where they can be involved.

9.0 SUMMARY, RECOMMENDATION AND CONCLUSION:9.1 SUMMARY: The following summary can be highlighted:

i. Lagos is without any iota of doubt a megacity. Being a megacity, itwill continue to attract more population and investors.

ii. It is further noted that Lagos is growing fast, and surging to occupythe first position of megacity rating. However, it occupies the last

position in terms of living standard.

iii. Lagos State Government is doing much within its power to move theLagos megacity project forward. However, the Federal Government

should urgently give Lagos megacity a special status that will

enhance its participation in funding and development.

iv. All concerned, individuals, organizations, Government (Federal,States and Local Government) are losing investment opportunity

that can make the difference in the future of our society by Lagos

megacity project not being accelerated.

v. Estate surveyors and valuers are essential in the Lagos megacityproject and should now get involved through direct advice to theGovernment and encouraging their clients to come and participate.

vi. Only little achievement has been recorded, and this is majorly fromthe Lagos State Government. Ogun State Government is yet to roll

out its plan, and the Federal Government is not seen at the drivers

seat of the project vehicle.


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vii. There is the need for development of power supply in Lagos Statemodel city. The present situation is not bearable; it is horrible and

very appauling. It is affecting life, business, and production

adversely. It is a disincentive to investors. Some of the production

factories are closing down their production lines in Lagos andmoving to neighbouring countries. It will be difficult to bring them

back if after some years when they are fully settled, we now have

the services provided here, while they are also enjoying

uninterrupted supply where they have migrated to.

It is an irony that Lagos megacity is witnessing mass immigration,

while that of production factories and industries who should employ

them are witnessing emigration from Lagos megacity region.

viii. The population of Lagos megacity is increasing at an alarming rate.The Lagos State Government should do something to control it.

..15..

9.2 RECOMMENDATION:The followings are recommendations for accomplishment of Lagos

megacity projects;

1. The Federal Government should realize that the Lagos megacity regionproject is not an issue of Lagos State or Ogun State alone. It is a

national issue, and it must be given special priority by the Federal

Government.

2. Lagos State has commenced a great job in redevelopment and it ismaking progress However, there is much to be done. The state must

work hard to sustain this momentum for the next five years and even

beyond.

3. The Ogun State Government should not wait as if they are helpless.They should flag off their own programme to complement the Lagos


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State effort. It is better that the two states work paripasu to make

Lagos Megacity region project a success.

4. From the above, it is recommended that the Government of LagosState and Ogun State should form an inter ministerial committee to

harmonize their work on the megacity region project. Even when they

are executing the project independently, there are areas of technical

cooperation and resolutions which must always be ironed out.

5. Concerning power supply the Lagos State Government efforts towardsindependent supply should be supported by all, including the Federal

Government. We all realize that situation in Lagos is used to assess

Nigeria outside the country. The Governments at all levels should give

Lagos Megacity a special consideration.

6. Funding is very vital to the success of the megacity. The FederalGovernmet should accord the Lagos megacity region development a

special recognition in the next years budget to move the project

forward.

7. In pursuit of the success of the project, the Federal Government Inter Ministerial committee on Lagos megacity region should be given amarch order to commence action on the implementation of the

Mabogunje led presidential committee on redevelopment of Lagos

megacity region.

8. We recommend that the Lagos State Government form a committee ofprofessionals in the building industry to always access the general

progress of the program and give their monthly report directly to the

Governors office. Such feedback will assist the Government tofinetune its execution operatives.

9. Because of the rapid expansion of Lagos megacity, the construction ofa new ring road is very essential to ease traffic congestion within the

megacity. A committer going to Ibadan from Badagry end or Ikotun

end may not necessarily need to use to Ojota Seven up axis before

getting out of Lagos city.


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10. A new development in Lagos, especially outside the state lands isstill haphazard. The Lagos state Government should please enforce the

law that stipulates layout before development for such areas. This will

prevent creation of slums in this modern day.

..16..

11. The State Government should look at the process and cost ofpreparing and obtaining planning approval with a view to alleviating

the burden of the developers of two bedroom or three bedroom

bungalows who cannot afford the cost of the processing. Their project

is done through part completion system of furnishing the building

room by room at different intervals as fund comes.

12. Estate Surveyors and Valuers should see themselves as partnerswith the Governments at all levels in the process of megacity project

execution. We should always offer our professional opinion and also

go into direct project development.

13. The health of the people is essential. The Lagos StateGovernment should consider a comprehensive programme that willtake care of better health delivery, water supply to every corner of the

Lagos megacity.

14. The Lagos State Government cannot say people do not come toLagos, but could check the menace of miscreant by identifying its

populace. Lagosians could carry identity cards. If the database for the

exercise is well created, the programme will reduce crime and

insecurity.

15. The planning of roads and severs must consider the futureconnection and distribution of electricity, water, gas and

telecommunication ducts. The situation whereby all roads are

excessively excavated to make trenches for service distribution lines is

not ideal


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Provision should be made for as many services as possible. Extra

should also be provided for the future.

16. The present planning and development of Lagos megacity shouldin the nearest future move to cover the outskirt of the city to prepare

the infrastructure for the future generations.

9.3 CONCLUSION:The Lagos State Government is operating on an excellent lane of

governance.

The expectation of the people is very high, but I believe the state is

sustaining and even increasing the speed.

The success of Lagos megacity region is for all Nigerians, because it will

improve our image before the whole world that comes here to see

things as they are.

The last call is to the Federal Government. This is your project; use itsexecution to give Nigerian a new great name .


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REFERENCES:1. NESG Policy Dialogue series volume z, No1, June 2003. Towards

an Economic Agenda for the New Administration. Page 53 4.

2. A.F Millington: An Introduction to property Valuation ( EstateGazette) Page 4

3. Planning Information Handbook: Lagos State Ministry of PhysicalPlanning Authority (LASPPDA) 1st Edition 2009.

4. Ikoyi Victoria Island Model City Plan: Regional and Master PlanDepartment, Ministry of Ph. Plan 8. Ur. D. 2006.

5. Ikea Model City Plan: Draft Report: Ministry of physical planningand Urban Development Lagos State 27th March, 2009

6. Sam. Duo Akaka Role of Estate Surveyors and Valuations inthe July 1982 edition.

7. B.B. Oshadija: Lagos Megacity Development. Role of EstateSurveyors and Valuers ( A paper delivered at the Mandatory

continuous Professional Development organized by Lagos State

Branch of NIESV on 30th August 2006.

8. The Punch, Monday 11th May, 2009.9. The Guardian Newspape3r Monday 11th, May, 2009.

Megacity Development in a Developing Economy

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