In a weekly radio program “YOUR NEIGHBOURHOOD AND YOU”, a program dedicated to empowering and equipping the populace with vital information and knowledge bothering on the environment, town planning and land related issues, the program hosted it’s sponsor, TPL Ogunseyi Ayodele Joseph who briefly addressed the issue on Certificate of Occupancy, that got trending due to the circular the Governor issued a few months ago, that says, if you do not have a Certificate of Occupancy you cannot get your building plan approved.
The topic has been discussed on the program for about three weeks.
To further discuss this, TPL Adeniyi Joshua, who is the current chairman of Association of Town Planning Consultants of Nigeria, Ondo State Chapter was available to take us through on this complex topic.
When asked the implication of the circular dated 16th of September, 2022 which says no CofO, no building approval, TPL Adeniyi Joshua said he believes before a circular like that should be released, a meeting should have been held with stakeholders, so, in his words “they can all rub minds together and make a decision”.
He said “Our association differs from this circular because it has been so negative on the economy of the state, the development and particularly the practice of Town Revenue Planning of Ondo state”.
TPL Ogunseyi Ayodele Joseph asked the guest to further give insight into the implications of this circular, pointing out that people might get their construction going despite the fact that they don’t have a building permit, due to the not-so pocket friendly fees required to get one.
TPL Adeniyi Joshua said that there is nothing anyone can do about it because of the many hindrances to get the building permit. He added that recently, the state government added about 500% increment on the fees and some fees got 600% and 700% increments. He also pointed out that Ondo State is a Civil service state, that is dependent on salary and we also cannot ignore the fact that the civil servants are owed their salary ranging from 4 months to 12 months depending on their parastatals, the agency or the ministry they belong, which makes it unfair to increase fees.
He said this is why people resort to constructing their buildings without getting a proper planning approval.
He further explained that CofO requirements has affected the standard of living of citizens of the state negatively, it also affects the revenue generation of the state government. The submission for building approval has reduced drastically due to exorbitant cost of getting one.
The Host asked if this Circular is applicable in other states, to which he replied “No”. When asked what’s applicable in other states he said there are Associations of Town Planning Consultant of Nigeria across the 36 states, and that there’s a WhatsApp platform available for them to meet and rub minds on different issues, and discuss what is obtainable from one state to other.
He said Lagos and Kaduna States are the only states with a similar policy, however theirs is still more friendly than Ondo State.. For instance, Lagos state will give you a temporary building permit, so your construction can go on while the process of CofO is ongoing and it gets approved, then you go back to the Ministry of Physical Planning and Urban Development and get the proper approval. In Kaduna State, the payment for CofO is very pocket friendly, it goes for 5,000, where the female property owners are to pay 50% of that which is 2,500.
When asked how the circular affects the town planners, TPL Adeniyi Joshua said the policy not only affects the citizens, it affects the practitioners as well, as they are not having businesses brought to them.
A caller asked the implications of the policy on those buildings that were built without the permit, the caller wanted to know if the buildings will be demolished. The caller also asked what the Associations of Town Planning Consultant of Ondo State were doing to fight against such policies that are not pocket friendly to the citizens of the state.
TPL Ogunseyi Ayodele answered the first question, he said the buildings won’t be demolished, you’ll just pay the penalty and get the necessary documents. TPL Adeniyi Joshua added that “if there’s any development without any proper building permit the law still allows you to do the needful i.e. you apply formally to the Ministry of Physical Planning and Urban Development. As long as what you have built is in conformity with the building regulations. Observing the necessary setbacks, the air spaces, room standards, and the facilities expected to be there. Then you’ll be issued a penalty charge for building without a permit.”
On the second question he said their association is interfacing and relating with their mother profession, i.e. the Nigeria Institute of Town Planners to link up with the people in charge, so that the policy can be reviewed and offering suggestions on how the policy can be reviewed.
TPL Adeniyi Joshua lastly suggested Ondo state citizens should advise the state government to bring in experts that will advise and guide them on this issue.
The program’s sponsor TPL Ogunseyi Ayodele Joseph, also added that the state government is trying to put the state in a spatial anarchy, because people will build their buildings without any proper approval or documentations. Since an average Nigerian cannot afford the proper documentation and the approval of their property, they will use any means available to get their buildings constructed without any permit, approval or proper Documentations.