Demolition of Shanties In Oworo Is In Line With The Lagos State Development Master Plan and Kosofe Development Plan

By Olusegun Apena

In line with the development master plan of the Lagos State,  the administration of Governor Babajide Olusola Sanwo-Olu carried out a series of demolitions of illegal structures and shanty across various government acquisition land. 

One such area where the demolition exercise was recently carried out is Oworoshoki in Kosofe Local Government Area. Several shanties and illegally built structures along the Oworonshoki waterfront were completely demolished by a special task force from the Lagos State Ministry of Environment .

A significant number of people were displaced and rendered homeless as a result of the demolition exercise.

The action consequently elicited huge public outcry, widespread condemnation and several protestations which prompted the Lagos State House of Assembly to call for the immediate suspension of further demolition of structures in the area. It also raised questions over the legality of the action of the state government to effect the demolition. 

However, an investigation conducted by our media outfit revealed that the Lagos State government decided to take the bold step of demolishing the shanty and illegal structures that had been erected along the Oworonshoki waterfront to enforce the original development plan it had designed for Kosofe Local Government Area as contained in the Lagos State development master plan.

 A thorough examination of the Lagos State master plan and the Land Use Act of 1978 reveals that the demolition activity was in line with the existing regulations governing land acquisition in the state to rectify the unauthorized sale and enforce the original development plan. 

This action became necessary to pave the way for the planned integrated water transport system, which will significantly enhance accessibility for citizens and ameliorate the city's traffic congestion.

According to section 2.4.6 of the Lagos State development master plan, the entire stretch of Oworonshoki waterfront had already been earmarked for the development of modernized jetty just as other areas within Kosofe Local Government such as Ogudu, Alapere, Isheri, Magodo Phase 1 &2, Omole were designated for special infrastructure development.

The document further disclosed that the jetty area of Oworonshoki had been under government acquisition since the days of the Western region government.

The document states as follows:

2.4.6 Government Land Acquisitions in Kosofe

Prior to the Land Use Act 1978, many parcels of land in Kosofe area have been acquired by the defunct Western State under the State Land Tenure and Acquisition and Compensation

Laws. These laws used the eminent domain or police power of the State to take lands from the families and communities who have hitherto been exercising power of ownership on the land as freeholds. This was before the creation of Lagos State in 1967. 

The acquisitions were carried out for different purposes for the overall interest of the public. These include the Ketu

Alapere 3000-acre global acquisition and Gbagada Scheme 514 Hectare acquisition among others. The purposes of such acquisitions include residential, industrial and public institutional use.

The promulgation of the Land Use Act in 1978, though a national Law, vests the ownership of land in the Governor of each State of the Federation. Section 1 of the Law states, “Subject to the provision of this Law, all land comprising the territory of each State in the Federation are hereby vested in the Governor of that State and such land shall be held in trust and administered for the use and common benefit of all Nigerians''.

The Law empowers the Governor to revoke the right of occupancy of anyone for overriding public interest. It is unlawful for the holder of a statutory right of occupancy granted by the Government to alienate his right of occupancy or any part thereof by assignment, mortgage, transfer possession, sublease or otherwise however without the consent of the Governor.

Each State enacts its Land Laws in accordance with the provisions of Land Use Act 1978.

Thus, Lagos State Governor became a trustee vested with the power to hold the lands in the State in trust for the citizens of the State. The Governor by the Land Use Act is also empowered to revoke a right of occupancy for overriding public interest. If the right of occupancy is revoked for the cause set out in the Law, the holder shall be entitled to compensation for the value of the date of revocation of their unexhausted improvement or under the appropriate legislations.

2.6 The Significance of the Land Acquisitions in Kosofe

The parcels of State Land Acquisition in Kosofe MCP are as follows:

• State Development Schemes (Residential, Industrial and others): The acquisition policy ensured the sustainable development of Kosofe with efficient infrastructure facilities which enhance liveability in the Schemes. Examples include Gbagada Scheme, Magodo Residential Schemes 1&2, Omole Residential Scheme 2, Ogudu GRA, Isheri North Residential Scheme and Ikosi Residential Scheme.

The various acquired parcels of land had made access to buildable sites more difficult for the people. It had also made unregistered developments to grow in leaps and bounds. Where acquired sites are not illegally developed, they tend to separate developing areas due to the time lag between acquisition and development or allocation to potential developers. The other tendency is to create artificial value for the limited available land.

• Excised Villages: The excisions of the indigenous communities within the

government global acquisition provide the opportunity for the land-owning

communities to expand and develop their land in orderly manner. Examples of

these include Agiliti, Olowoira and Agboyi 1, 2, 3.

• Housing Schemes: The State land acquisitions facilitate the development of

housing schemes in the Project area. Housing schemes in Kosofe added value to real estate development and investment by the Government and in partnership with the private sector. Among the housing schemes in the Project area are Ogudu LSDPC Housing Scheme, Isheri North LSDPC Housing Scheme, and Alapere Housing Scheme and Ajelogo Lagos HOMS scheme.

• Oworonshoki Jetty Site Acquisition: This is for improvement and upgrading of the

existing Jetty for efficient integrated transport system.

However, while the government reserved the area for a special purpose, Oworonshoki experienced rapid population growth, leading to the unauthorized sale of the acquisition land by rogues and "omonile" and the development of various structures, including residential and commercial buildings.

But Lagos, being Nigeria's economic hub and one of Africa's largest cities, faces numerous challenges in terms of transportation and urban development. 

In recognition of these challenges, the Lagos State government devised a comprehensive development master plan to address these issues and enhance the overall quality of life for its residents. 

One critical aspect of this plan includes the establishment of efficient integrated transport systems, with the Oworo jetty area playing a vital role in achieving this objective.

Map showing various government land acquisitions in the project area.

The recent demolition, no doubt, has led to the loss of homes and means of livelihood in the affected area. It is however important to understand that these structures were built illegally on land designated for the jetty's development. The government's action was intended to enforce the law and maintain the integrity of the development master plan, rather than to purposely displace residents. 

The demolition should serve as a strong reminder to the people of Oworonshoki and Lagosians at large that the Lagos State government is committed to creating a sustainable and well-planned city. 

By adhering to the development master plan and Land Use Act of 1978, the government is making significant strides in ensuring that infrastructure development aligns with the city's long-term objectives. 

The establishment of an efficient integrated transport system at Oworo Jetty is expected to contribute to improved transportation, boost economic activities, and enhance the overall quality of life for Lagos residents.

Conclusively, taking cognizance of the impact of demolition on the affected people, the Lagos State government should, on a compassionate level, provide appropriate compensation for those able to demonstrate legitimate ownership of the demolished structures.

 By doing so, the government aims to ensure that individuals are not unduly affected by the enforcement of the development master plan and that the overall developmental objectives of the city can be realized.