Achieving a well- planned physical environment: Myth vs fact
IN our clime, building, whether for business or residence, is usually assumed to be within the total purview of the owner or developer. A lot of construction is carried out according to the whims and desires of individuals and businesses.
Many there are, who believe that what they do on their land, ( whether procured or inherited), is none of Government’s business. Often, consideration for the impact of such development on the immediate environment, the future of the area or the quality/ functionality of the physical location is willfully ignored or given little attention. For all it was worth, it holds true that our forbears built without much of government intervention. And a close look at the areas which developed organically such as this, can be illustrative of the danger that haphazard development can constitute to the immediate environment, as well as the sustainability and viability of such areas to all intents and purposes.
Meanwhile, town planning is fundamental to sustainable use of deployment of society’s natural resources. Making it essential for developers and intending developers to avail themselves of agencies and authorities saddled with the responsibilities of ensuring that society is properly developed for one and all.
Several myths however surround physical planning activities among the citizenry, leading to low level of compliance with town planning laws and statutes, in addition to haphazard development, which become disasters- waiting- to- happen. These myths have defined, and continue to define the attitudes and conduct of many, making it essential for regular public enlightenment and educative interventions, in the hope that when people know why they should comply with stipulated regulations, standards and processes, they will not need to be coerced or compelled into doing the right thing – in this case, building right. Myth number one is that obtaining building permit is not necessary before development commences, and that it is okay to obtain the permit after building. This myth is rooted in the belief that the individual is the owner of his property, and has the power to do as he deems with it. The fact however, is that all buildings are under the jurisdiction of Government, and owners/ developers are required by law, to follow the same as stipulated in the area of jurisdiction wherein such construction or use in any other form is being effected.
In our case, the Ogun State Urban and Regional Planning and Development ( OGURPD) Law 2022, suffices. Part of the provision of that law, expects building permit to be obtained, before development may commence. In fact, Section 29( 1) of the Law states inter- alia: “Planning permit of the Permit Authority ( Ogun State Planning and Development Permit Authority) shall be required for ANY physical development in the State”, while Section 49 states that “No building works shall be commenced by any person, government, or any of its agencies without obtaining building authorisation from the Building Authority”.
This leads us to the second myth, that is, “the processes to obtain planning permit and building authorisation are too cumbersome”. This rhetoric is particularly common among those who prefer to outsource any process that involves government establishments, rather than approaching the government offices to discover reality for themselves. Some might even be sincerely unaware of the provisions of the law, but as the saying goes, ‘ ignorance is no excuse in law’. The fact is that in Ogun State today, unlike in the past when processes could be unpredictable and uncertain, the process has become optimised via the 7- 7- 14 process, that is, all simple applications will obtain their permits within seven days, provided all the required documents are provided at the point of submission, while special applications might span between seven and 14days. Citizens will therefore do well to take ownership of due diligence by approaching zonal town planning offices for clarification, enquiries or requests, thereby avoiding selfimposed limitations based on assumptions. What’s more? Government town planning offices are available at 22 zones across the state, to facilitate ease of applications and ensure a wide reach of town planning activities.
Yet another myth is that government only wants to generate income through permits and authorisations. The fact is that these provisions exist more for the good of the citizenry than for the revenue generation drive of the government. For instance, when people build on flood plains, water channels, or refuse to plan drainages along their properties, everyone bears the brunt when disaster strikes. Government through its agencies, therefore tries to prevent man- made incidences of devastation by pre- emptively regulating the built sector, and even if it might generate some revenue along the way, the overarching goal is still for the good of the citizenry.
To be continued tomorrow