BusinessDay 21 Aug 2018

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Tuesday 21 August 2018 26 BUSINESS DAY Why Nigeria’s 17m housing units deficit is no longer tenable …NBRRI sees need to rethink approach to housing Stories by CHUKA UROKO Nigeria and South Africa are Africa’s largest economies that differ significantly in terms of basic necessities of life including power supply and housing provision. This is why, for South Africa’s over 20,000 mega watts of electricity, Nigeria is struggling with 5,000 megawatts, and for the country’s 2-3 million housing deficit, Nigeria has as high as 17 million units. The federal mortgage bank of Nigeria (FMBN), the country’s apex mortgage, recently estimated the deficit at 17-20 million units with potential cost (value) of N6 trillion ($16 billion) and 900,000 annual unit deficit increase. But analysts argue that whether it is 17 million or 20 million or whatever figure, the deficit as paraded by government and other housing sector stakeholders is no longer tenable, citing population growth and lack of data that captures annual housing deliveries and demolition/ destruction. Nigeria’s population as at 2006, when the last headcount in the country was conducted, stands at 170 million. But World Bank’s annual growth rate estimates put Nigeria’s at 2.6 percent, meaning that from 2006 to date, the country’s population has increased significantly. “The 17 million units deficit is no longer tenable”, the Nigerian building and roads research institute (NBRRI) affirms, quoting findings by Worldometer, 2017, which notes that from 2012 to date, Nigeria’s population has increased from 168,240,403 to 191,835,936, showing a significant increase of 23,595,533 people to the population. And Expectation as Trinity Towers sets for market with innovations, standards in architecture Expectation is high in the commercial office market as more pipeline developments get ready to come to the market to offer new opportunities and viable options in terms of quality and variety One of such developments is the Trinity Towers which is getting set for the market with its new innovations and standards in architectural designs. An ultra modern office complex located in Oniru, Victoria Island extension in Lagos, Trinity Towers is a flagship project being promoted by The City of David, a parish of the Redeemed Christian Church that is five years ago. “The housing deficiency has, therefore, climbed and is likely to worsen in the nearest future if urgent steps are not taken by the government in conjunction with all stakeholders to address the problem”, Danladi Matawal, DG/ CEO of the institute, said at a forum in Abuja. The World Bank in 2013 stated that in order for Nigeria to keep up with the demand for housing, 700,000 houses annually are required to match growing population and urban migration but, according to Chudi Ubosi, an estate surveyor and valuer, annual housing delivery is less than 100,000 units. Erejuwa Gbadebo, CEO, International Real Estate Partnership (IREP), says Nigeria needs dependable data on its housing sector. “One of the biggest problems that we have is lack of data. People still quote 17 million units because there is no other data to prove or disprove it. We talk of homes demolished, burnt or new ones built, but the question is who is taking of God (RCCG) and it’s designed to provide space for a blend of worship, work and recreation. The edifice, which sits on 10,000 square metres, will have three towers each linked together and separated by corridors. Its special features include a helipad, garden terraces, gymnasium, 5000- seater auditorium, wellness center, and parking spaces for over 650 cars. Trinity Towers will be Nigeria’s first three-tower building, each tower rising 13 floors to give what will be an integrated family centre in a neighbourhood steeped in history, yet at the record of the number of houses that are being built and the ones we are losing?”, Gbadebo queried in an interview. One of the first things the industry should do, she advised, is to start taking stock of what is available—what house-types are there and what they change hands for. “There should be a central system either online or from bodies such as Nigerian institution of estate surveyors and valuers, she said, adding, “there must be a way of capturing this data so that people can have accurate number so that we should not continue to fight a battle we may have won or will never win”. Housing data, which is taken for granted in other economies including South Africa, is still a big issue in Nigeria and that is why foreign direct investment in the housing sector, especially in the residential segment, is still in fits and starts because there is virtually nothing to guide potential investors. As a part of solutions to the deficit, Matawal canvasses a forefront of the future. Space, light and aesthetics make it a functional work of art, and its environmental credentials are impeccable with designs that maximise the use of natural light and ventilation with high efficiency glazing to reduce heat loss and reflect ultra-violet rays which will reduce demand on energy consumption. “This is a remarkable project for ITB Nigeria. The design and scope of the project with its attendant structural requirements speaks to our ability as a company to deliver excellent projects that set the standards for architecture paradigm shift in approach to providing housing from a conventional process base to more compartmentalised and adaptable strategies. “Conscious and timely efforts are required to adopt strategies that will significantly reduce the cost of building houses and I recommend the provision of affordable housing by harnessing and integrating alternative building technologies and building materials to reduce the cost of building houses in Nigeria”, he said. Building houses are highly capital intensive projects and a bulk of this capital is gulped up in procuring building materials which alone have been estimated to constitute 60 percent of the construction cost. According to Matawal, besides the cost implications of undertaking high volumes of construction projects, there is also the sustainability issue, hence the need to consider alternative building materials and technologies that would be substitutes or complementary to conventional building materials. in Nigeria. It also reaffirms our position as leaders in the construction industry”, said George Makhoul, project manager at ITB Nigeria Limited. ITB Nigeria, an innovative construction company providing full and advanced integrated engineering and construction solutions to both private and public sectors, is the contractor on the Trinity Towers development. This iconic development boasts unequaled features and amenities. It is essentially a work of art brought to life with eco-friendly materials and proper utilization of natural light and Economics of concrete roads underpins need for more govt investment The economics of concrete roads pavement as reflected in their durability, safety, strength and cost-effectiveness in the long run underpins need for more governments’ investment in that type of roads infrastructure provision. Concrete roads are exceptionally durable and mostly maintenancefree with expected life of 30 - 40 years compared to 2-15 years for bitumen or asphalt roads. Such roads are also easier to maintain, more eco-friendly and more economical in the long run as attested to by independent reports from multilateral organisations such as the World Bank. The need for government to make the switch to concrete roads pavement arises from the pitfalls of other alternatives which have very high failure rate and short lifespan. Available records show that Nigeria has the largest road network in West Africa and second largest in Sub- Saharan Africa (SSA). The total road network in the country is estimated to be between 195,000 kilometres and 198,000 kilometres and about 2,627 kilometres of the roads are dualised. Roads are owned by the three tiers of government in the country. Approximately 18 percent is by the federal government, 16 percent by the state governments while 66 percent is owned by local governments. The condition of these roads are so poor that only about 35 percent of the network is motorable. This is why AG-Dangote Construction Company has called on governments ventilation. “We employed high efficiency glazing that reduces heat loss and reflects ultra-violet rays for lower energy consumption. Upon completion, Trinity Towers will, no doubt, be the ideal place for business and relaxation in Victoria Island”, Makhoul assured. The entire project is valued at N2 billion and it’s positioned to raise the bar for contemporary office and relaxation space in Nigeria. It boasts an interior that will position it as a prime residential and commercial property. Its 5000-seater concert hall will have automated and integrated lighting, at all levels to invest more in rigid pavement for road construction, emphasizing that concrete roads are more affordable, durable, safer and stronger. Ahmed Mansur, Dangote Group’s executive director, stakeholders management and corporate communications, made that call at this year’s Engineering Assembly of the Council for the Regulation of Engineering in Nigeria (COREN) with the theme, ‘The Nigerian built industry: Building a sustainable structure with allied professionals’. Representative of the AG-Dangote at the event, Tunde Jimoh, pointed out, however, that the pavement type chosen depended on a number of factors, including expected traffic wheel loads, load repetition, cost of construction, and maintenance, among others. He said the AG Dangote was constructing the longest concrete road in the country located in Kogi State. The road, known as Obajana-Kabba Road, is a 43-kilometre concrete road project due to be commissioned in December while another one, the 24km Itori- Ibese concrete road, has since been delivered. Jimoh, who is the company’s project manager, said the firm would also be delivering the concrete dual carriage Apapa Wharf Road in Lagos this month.“This vision of the development of concrete roads in Africa is being shared by more leaders and governments. The implementation of concrete roads can revolutionise infrastructural development in Nigeria and Africa as a whole,” he assured. sound and video system and state-of-the-art audiovisual facilities suitable for live broadcast. There are also indoor amusements for the kids, retail facility and cinema experience for all the family from the two cinema halls, recreational theme park and shopping Centre. Expectation is that when this property will be coming to the market, the economy should be on its way back to recovery. Gbenga Olaniyan, CEO, Estate Links, whose company is the project’s leasing agent, believes that in the next few months the economy won’t be what it is today, else Nigeria and its people will be in trouble.
Tuesday 21 August 2018 C002D5556 BUSINESS DAY 27 FEATURE What happened to party’s internal democracy? Political stakeholders and Nigerians have in recent time expressed concern about the eroding internal democracy in the nation’s political parties, Iniobong Iwok, examines the issue and it implications for the country. In the recently concluded state congress of the ruling All Progressives Congress (APC), one of the grievances of some members of the APC in Lagos state for holding a parallel state congress was because of the refusal of the party leadership to give equal opportunity for all aspirants vying for positions in the party, imposition of candidates by the party’s leadership and abuse of the congress guidelines. Since the advent of the fourth republic in 1999, which also marked a return to democratic rule, after about fourteen years of military rule, there has been a return to party politics, while political parties have become a platform for politicians to contest elections in the country. However, one worrying trend over the years that has characterised party politics in the country is the party’s lack of internal democracy; which can be seen in the way candidates who becomes the flag bearer for these political parties during election are chosen. This trend often lead to crisis, distrust among party members; party structures have been hijacked by political leaders and state governors who turn themselves to semi –god, dictating who occupy a position, while party members seeking elective positions must get their support and blessing before clinching the ticket. In some cases the governor or few part leaders, and individuals who are classified as financials of these parties are often consulted when important decisions are to be taken. For instances , over the last three years since the APC assumed power, several state chapters of the party have been ploughed into internal crisis over control of party structure mostly by the governors and some chieftains of the party often leading to factionalisation of the party and eventual defection of the aggrieved members. Political researcher and Scholar, Michael Egbosiuba, accused state governors of hijacking political parties in the country to perpetuate their selfish agenda. “Some of the state governors have unprecedented sway over their state party machinery to the point of mandating the delegates to vote for a particular candidate. The governors highhanded approach over their state party has made it difficult for democracy to take root at the state and local level. Some House of Assembly members who disagrees with their state governors faces impeachment, suspension or expulsion from the House. “Some dissolves Local Government Areas where the chairman appears to be too independent even though they are supposed to be the third tier of government with separate budget. All Peoples Democratic Party (PDP) governors won re-election. Those who are term limited went as far as hand picking their successors”. Political scholar and writer, Michael Egbosiuba, berated state governors in the country for personalising and hijacking political party’s structures to perpetuate their selfish agenda. “Some of the state governors have unprecedented sway over their state Adams Oshiomhole party machinery to the point of mandating the delegates to vote for a particular candidate. The governors highhanded approach over their state party has made it difficult for democracy to take root at the state and local level. Some House of Assembly members who disagrees with their state governors faces impeachment, suspension or expulsion from the House. “Some dissolves Local Government Areas where the chairman appears to be too independent even though they are supposed to be the third tier of government with separate budget. All Peoples Democratic Party (PDP) governors won re-election. Those who are term limited went as far as hand picking their successors”. However, political analysts, Idowu Omolegan however believe political parties in the country have always lacked internal democracy from the first republic, stressing that it was kind of politics the early politician encouraged but had worsen in recent times. “Internal democracy with in political parties in Nigeria is nothing to write home about; I actually think over the years it has been institutionalised by our fore-fathers. In those days the likes of Azikiwe, Awolowo and co, may be with the exception of some northern politicians, they often handpicked those they want in positions. In the days of UPN if Awolowo wanted anybody to occupy any position he just point to who he want. “If you look at the history of the country, most of the political parties in the first republic were controlled by individuals and leaders, Akintola and co were in control. So the issue has been there since the country take over from the colonial masters. Except there is a change of approach and orientation among the political class; we may not be able to grow with this kind of politics. “Look at what happened in Ekiti; Fayose put his Deputy in office because; he was the one that would protect his interest when he leaves office. In the first republic the Sardauna of Sokoto choose Tafawa Balewa as the prime minister of the country against other people if Tafawa wanted to take any decision he run to Sardauna for consultations. Uche Secondus “Presently people take about Awoism what kind of ideology is that? And that is why you see them moving from one party to another. What is happening now is a minus to us. We need to change if we are to grow. However, former Deputy Speaker of the Lagos state House of Assembly Honourable, Toun Adediran, attributed greed and lack of contentment among the political elites for the scenarios, but stressed that the trend would change as democracy take it root in the country. “Everything depends on self-discipline, personally, I think a lot of our politicians are self-centred, they lack contentment, a lot of them believe everything should be for me alone, they are not patient and don’t think of the masses. That is why you see cross -carpeting everyday within the system, because when of you think you are qualify for a position and rather someone less qualified is chosen by a god-father; you would want to defect and go to a place where you are appreciated. “Thing are changing and would change as democracy take it root in the country. You saw what happened in the recent Ekiti governorship election, and now we have Osun governorship election coming soon, that is why the National chairman of the party have directed that we have an open system for the governorship primaries. “This is how things would change in the party; I think it would change gradually. But when you start favouring some people, they would say let us move to another party that is why we are having many political parties some of them should merge”. Also Lagos state chairman of the Alliance for Democracy (AD), and chairman of inter party alliance (IPAC), Kola Ajayi, attributed the increasing lack of democracy within political parties in the country, stressing that it had contributed to poor governance and make elected public office holders arrogant. “The internal democracy may not be there as you think, but we have it in the smaller parties; it is in our smaller parties, the major parties may not have it; if you complain they may hold the primaries and manipulate it to favour their loyalist”. “The trend portends danger, the future of the country look bleak, because it is through the parties that leaders that govern the country are emerge from. That is why a lot of them are misbehaving after winning election and assuming office; because they think they can only be answerable and loyal to the god-fathers only” Political scholar and writer, Michael Egbosiuba, berated state governors in the country for personalising and hijacking political party’s structures to perpetuate their selfish agenda. “Some of the state governors have unprecedented sway over their state party machinery to the point of mandating the delegates to vote for a particular candidate. The governors highhanded approach over their state party has made it difficult for democracy to take root at the state and local level. Some House of Assembly members who disagrees with their state governors faces impeachment, suspension or expulsion from the House. “Some dissolves Local Government Areas where the chairman appears to be too independent even though they are supposed to be the third tier of government with separate budget. All Peoples Democratic Party (PDP) governors won re-election. Those who are term limited went as far as hand picking their successors”. However, political analysts, Idowu Omolegan however believe political parties in the country have always lacked internal democracy form the first republic, stressing that it was kind of politics the early politician but had worsen. “Internal democracy with in political parties in Nigeria is nothing to write home about; I actually think over the years it has been institutionalised by our fore-fathers. In those days the likes of Azikiwe, Awolowo and co, may be with the exception of some northern politicians, they often handpicked those they want in positions. In the days of UPN if Awolowo wanted anybody to occupy any position he just point to who he want. “If you look at the history of the country, most of the political parties in the first republic were controlled by individuals and leaders, Akintola and co were in control. So the issue has been there since the country take over from the colonial masters. Except there is a change of approach and orientation among the political class; we may not be able to grow with this kind of politics. “Look at what happened in Ekiti; Fayose put his Deputy in office because; he was the one that would protect his interest when he leaves office. In the first republic the Sadauna of Sokoto choose Tafawa Balewa as the prime minister of the country against other people if Tafawa wanted to take any decision he run to Sadaruna for consultations. “Presently people take about Awoism what kind of ideology is that? And that is why you see them moving from one party to another. What is happening now is a minus to us. We need to change if we are to grow. However, former Deputy Speaker of the Lagos state House of Assembly Honourable, Toun Adediran, attributed greed and lack of contentment among the political elite for the scenarios, but stressed that the trend would change as democracy take it root in the country. “Everything depends on self-discipline, personally I think a lot of our politicians are self-centred, they lack contentment, a lot of them believe everything should be for me alone, they are not patient and don’t think of the masses. That is why you see cross -carpeting everyday within the system, because when of you think you are qualify for a position and rather someone less qualifies is chosen by a godfather; you would want to leave and go to a place where you are appreciated. “Thing are changing and would change as democracy take it root in the country. You saw what happened in the recent Ekiti governorship election, and now we have Osun governorship election coming soon, that is why the National chairman of the party have directed that we have an open system for the governorship primaries. “This is how things would change in the party; I think it would change gradually. But when you start favouring some people, they would say let us move to another party that is why we are having many political parties some of them should merge”. Also Lagos state chairman of the Alliance for Democracy (AD), and chairman of inter party alliance (IPAC), Kola Ajayi, attributed the increasing lack of democracy within political parties in the country, stressing that it had contributed to poor governance and make elected public office holders arrogant. “The internal democracy may not be there as you think, but we have it in the smaller parties; it is in our smaller parties, the major parties may not have it; if you complain they may hold the primaries and manipulate it to favour their loyalist”. “The trend portends danger, the future of the country look bleak, because it is through the parties that leaders that govern the country are emerge from. That is why a lot of them are misbehaving after winning election and assuming office; because they think they can only be answerable and loyal to the godfathers only”
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