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

BY

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

PRINCIPAL PARTNER J. AJAYI PATUNOLA & CO.

ESTATE SURVEYORS AND VALUERS.

CHAIRMAN NIGERIAN INSTITUTION OF ESTATE SURVEYORS & VALUERS. LAGOS STATE BRANCH SECREATARY ASSOCIATION OF PROFESSIONAL BODIES OF NIGERIA LAGOS STATE CHAPTER.

A PAPER DELIVERED AT:

2009, LAGOS INTERNATIONAL HOUSING CONFERENCE ORGANISED BY THE NIGERIAN INSTITUTION OF ESTATE SURVEYORS AND VALUERS, LAGOS STATE BRANCH ON 21ST AND 22ND MAY, 2009 AT SHERATON HOTELS AND TOWERS, IKEJA, LAGOS STATE, NIGERIA.

CONTENT

1. ABSTRACT 2. KEYWORDS 3. 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.

..2..

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 work in 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.

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 be successfully executed.

..3.. 4.0. BACKGROUND PROFESSIONALS 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. OF MEGACITY DEVELOPMENT AND

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 of the 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:

..4.. TABLE 1 LIVING STANDARDS IN THE WORLDS MEGACITY. S/NO MEGACITY POPULATION 2000 M (ROJECTION) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Tokyo, Japan Bombay, India Sao Paulo, Brazil Shanghai, China New York, USA Mexico City, Mexico Beijina, China Jakarta, Indonesia Lagos, Nigeria Los Angeles, USA Calcuta, India Tianjin, China Seoul, South Korea Karachi, Pakistan Delhi, India Buenos Aires, Argentina Metro, Philippines Cairo, Egypt Osaka, Japan Rio de Janerio, Brazil Dhaka, Bangladesh Paris, France Instambul, Turkey Mosco, Russia Lina Peru Teheriani Iran 10.7 10.6 10.2 10.2 9.6 9.3 9.3 8.4 7.3 14.5 10.6 11.6 19.0 9.6 12.3 n.a 10.5 10.2 36 81 51 32 72 42 64 33 39 27.9 18.1 17.8 17.2 16.6 16.4 14.2 14.1 13.5 13.1 12.7 12.4 12.3 12.1 11.7 11.4 Manila, 10.8 POPULATION 2015 M 28.7 27.4 20.8 23.4 17.6 18.8 19.4 21.2 24.4 14.3 17.6 17.0 13.1 20.6 17.6 12.4 14.7 URBAN LIVING

STANDARDS 81 35 50 70 70 38 55 40 19 69 34 51 58 36 36 55 43

(PROJECTION) SCORE %

27 28

Bangkok, Thailand Hyderabad, India

7.3 6.7

10.6 10.7

42 37

Source: Report of the presidential committee on Redevelopment of Lagos megacity Region, April, 2006. Original source (a) United Nations World Urbanization 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 Raji Fashola, SAN is responding appropriately. There is a need to achieve the set targets and leave a legacy of Lagos megacity of good standard of living for future generations.

..5.. 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 to turn 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 of necessity 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.

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 professionals 2. Social Scientists: Sociologists, Psychologists, Geographers e.t.c 3. Pure scientists ; Chemists, Physicists e.t.c 4. Medical Scientists: Environmental Health Scientists e.t.c 5. Financial Institutions ; Banking, Insurance e.t.c 6. Arts facility: Historians, Sculptors, Artist lawyers e.t.c 7. 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. ..6.. iii. Town, Urban and Regional Planners iv. Architects. v. Engineers vi. Quantity Surveyors and vii. 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

as a result of globalization process. The report gave reasons for the phenomenon which includes: i. Free market economy with its tremendous wealth creating

potentialities, which attracts population increase in any favourable city. ii. Impact of advance information technology on global relationship which enhance production and city expansion to meet the need of the city. iii. Emergency of multinational corporations in all area of the economy and 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 is conducive. 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 west African 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.

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 ..7..

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

colonial masters only planned for the national and state capitals, without adequate care for the development pool to the cities. If the preindependence 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 divisional headquarters, 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 ..8.. 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 which says: 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

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 of goals Landed property in this context 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 and

practitioners 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:

1. Valuation 2. Plant and Machinery Valuation, 3. Development and Project Management, 4. Estate Agency 5. Property Management 6. Facility Management 7. Compensation 8. Housing, 9. Rural Estate Management ..9.. 10. Environmental Management 11. Real Estate Consultancy 12. Urban Renewal and Management 13. 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 become Registered 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

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 review the 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 technical committee on planning Regulations and Building Control to which all professional bodies including the Nigerian Institution of Estate Surveyors and Valuers in the ..10.. 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

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 and efficiently provided at reasonable cost; ii. Where high net worth individuals and corporate organization would desire 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. ii. iii. iv. v. vi. vii. viii. ix. Security Sanitation Traffic Transportation Waste management Water supply Land use planning Infrastructure development and Maintenance and

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.

..11..

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 Nigeria granting 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. 7.4 POPULATION EXPLOSION: One of the greatest challenge which little is being done about in Lagos magacity is the UNPRECEDENTED POPULATION INCREASE. The great influx 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,

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 DEVELOPMENT. 1. The Estate Surveyors and Valuers should be seen as partners with the Government to achieve the success of the Lagos Megacity Project. We should be in the forefront of calling on the Federal and State Governments involved to come out and make the ..12.. Lagos megacity region a success. If Lagos State Government commence the development of Lagos in line with all MEGACITY

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 study team. 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.

4. ESTATE

SURVEYORS

AND

VALUERS

WORKING

IN

MINISTRIES

DEPARTMENTS 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 the redevelopment program of Lagos megacity Region was subject to ..13.. 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 estate surveyors 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 mabogunje committee advise.

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 new ideas to refresh and retrain in environmental planning and management Regular attendance of conference like this and adjustment in the school curriculum are important.

..14..

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, it will continue to attract more population and investors. ii. It is further noted that Lagos is growing fast, and surging to occupy the 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 the Lagos 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 megacity project and should now get involved through direct advice to the Government and encouraging their clients to come and participate. vi. Only little achievement has been recorded, and this is majorly from the 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.

vii.

There is the need for development of power supply in Lagos State model 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 and moving 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 region project 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 is making 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

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 Lagos State 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 towards independent 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 Federal Governmet 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 a march 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 of professionals 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 to finetune its execution operatives. 9. Because of the rapid expansion of Lagos megacity, the construction of a 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.

10.

A new development in Lagos, especially outside the state lands is

still 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 of

preparing 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 partners

with 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 State

Government should consider a comprehensive programme that will take 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 to

Lagos, 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 future and distribution of electricity, water, gas and ducts. The situation whereby all roads are

connection

telecommunication not ideal

excessively excavated to make trenches for service distribution lines is

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 should

in 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 its

execution to give Nigerian a new great name.

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 ( Estate Gazette) Page 4 3. Planning Information Handbook: Lagos State Ministry of Physical Planning Authority (LASPPDA) 1st Edition 2009. 4. Ikoyi Victoria Island Model City Plan: Regional and Master Plan Department, Ministry of Ph. Plan 8. Ur. D. 2006. 5. Ikea Model City Plan: Draft Report: Ministry of physical planning and Urban Development Lagos State 27th March, 2009 6. Sam. Duo Akaka Role of Estate Surveyors and Valuations in the July 1982 edition. 7. B.B. Oshadija: Lagos Megacity Development. Role of Estate Surveyors 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.