This thread is about town planning. I created the thread and I know what it is about. I will not allow you to derail it.
Converting property from one use to another without planning permission is a town planning issue.
naptu2: Lagos was properly zoned when I was a kid.
Ikoyi, Victoria Island, Ikeja GRA and parts of Apapa were the main upper class residential areas.
Yaba, Surulere, etc were the main middle class residential areas.
Maroko, Ajegunle, etc were the main lower class residential areas.
The industrial areas were at Apapa, Ikeja and Ilupeju.
The main commercial district was on Lagos Island, in the Broad Street/Marina area.
Broad Street, which was a one-way street, was wider than Bourdillon Road, which was a two-way street. This was because Broad Street handled more traffic because it was in the central business district, while there was nothing like traffic jam on Bourdillon Road.
In fact there was nothing like traffic jam in the whole of eastern Ikoyi. It was a quiet leafy neighbourhood. You said goodbye to the sun as soon as you crossed Falomo. There were large trees that acted as canopies over the whole area.
Roads in the industrial areas were built thicker than roads in other areas because the government knew that the industrial areas had to handle large trailer trucks that could easily damage thin roads.
The destruction of Lagos began in the mid-1980s.
The military governments allowed anybody to build anything anywhere. The area boy phenomenon appeared on Lagos Island and many large companies fled to Victoria Island.
Parts of Victoria Island that were meant to be residential areas were suddenly attacked by tall buildings. Imagine building a large skyscraper on a narrow road that was designed to be a residential area. That was the cause of the terrible traffic jam on V/I.
I was very angry when the Tinubu and Fashola governments began widening the roads to accomodate those skyscrapers. I had been dreaming of using a bulldozer to demolish them.
Look at what's happening in Shomolu. People have gone to build warehouses in an area that is supposed to be a residential area. You see long trailer trucks trying to navigate narrow roads and delaying everybody behind them. Boys on the trucls have to use sticks to move electric wires aside.
Those heavy trailers have destroyed the roads in Shomolu and the government has to keep repairing them non-stop.
I remember when residents of Satellite Town complained to the Lagos State Government.
Satellite Town was built in the 1970s to be a quiet residential area, but people have now gone to build tank farms all over the place. The tankers have destroyed all the roads in the area and residents can hardly drive through because there are tankers parked everywhere. They are even putting the residents at risk from fire and explosions
Ikoyi, Victoria Island, Ikeja GRA and parts of Apapa were the main upper class residential areas.
Yaba, Surulere, etc were the main middle class residential areas.
Maroko, Ajegunle, etc were the main lower class residential areas.
The industrial areas were at Apapa, Ikeja and Ilupeju.
The main commercial district was on Lagos Island, in the Broad Street/Marina area.
Broad Street, which was a one-way street, was wider than Bourdillon Road, which was a two-way street. This was because Broad Street handled more traffic because it was in the central business district, while there was nothing like traffic jam on Bourdillon Road.
In fact there was nothing like traffic jam in the whole of eastern Ikoyi. It was a quiet leafy neighbourhood. You said goodbye to the sun as soon as you crossed Falomo. There were large trees that acted as canopies over the whole area.
Roads in the industrial areas were built thicker than roads in other areas because the government knew that the industrial areas had to handle large trailer trucks that could easily damage thin roads.
The destruction of Lagos began in the mid-1980s.
The military governments allowed anybody to build anything anywhere. The area boy phenomenon appeared on Lagos Island and many large companies fled to Victoria Island.
Parts of Victoria Island that were meant to be residential areas were suddenly attacked by tall buildings. Imagine building a large skyscraper on a narrow road that was designed to be a residential area. That was the cause of the terrible traffic jam on V/I.
I was very angry when the Tinubu and Fashola governments began widening the roads to accomodate those skyscrapers. I had been dreaming of using a bulldozer to demolish them.
Look at what's happening in Shomolu. People have gone to build warehouses in an area that is supposed to be a residential area. You see long trailer trucks trying to navigate narrow roads and delaying everybody behind them. Boys on the trucls have to use sticks to move electric wires aside.
Those heavy trailers have destroyed the roads in Shomolu and the government has to keep repairing them non-stop.
I remember when residents of Satellite Town complained to the Lagos State Government.
Satellite Town was built in the 1970s to be a quiet residential area, but people have now gone to build tank farms all over the place. The tankers have destroyed all the roads in the area and residents can hardly drive through because there are tankers parked everywhere. They are even putting the residents at risk from fire and explosions
What those people did is illegal and the government is right to correct it. That is unarguable.
Obi58 can only do what about every other wrong in the world, but he cannot change the fact that it is illegal to convert residential buildings without planning permission and the government is right to correct the wrong that was done. This is a fact, not an opinion.
More utter tosh from Obi58. He is so desperate to write something negative that he is rambling all over the place.
His only hope is to ttry and derail the thread because he cannot win on this issue, so he'll talk about something else.
Town planning
I was taught this topic in my primary school social studies class, so I assumed that everybody will understand it, but sadly it seems that’s not the case, so I’ll have to explain it.
Every sensible jurisdiction has got a town planning authority and you cannot build, renovate, convert or alter a property in any way without planning permission.
The reason for planning permissions are numerous, but in summary, it’s all about how what you want to do will affect your neighbours, the environment and the image of the city or town. The ways include:
1)Traffic: Imagine that you live in a quiet residential neighbourhood with narrow streets and someone suddenly builds a megachurch, stadium, theatre or some other kind of large facility without providing appropriate parking facilities. Firstly, the road was not designed to handle that kind of traffic and secondly, he has not provided adequate parking facilities for the large number of people that will visit his establishment. That means that home owners might have great difficulty going into and out of their houses. That’s why it’s necessary for the planning authorities to know the impact of your establishment of traffic before you are given planning permission.
2) Noise: The planning authorities must evaluate whether your establishment will make a lot of noise and disturb neighbours and they must know how you intend to mitigate the effect of that noise before they grant planning permission. In some places some establishments are not permitted to stay open after 10pm, some establishments are required to soundproof their halls and or equipment, etc. All these must be done before planning permission is granted.
3) In fact, in some jurisdictions you are not permitted to build above a certain height and you cannot even cut the trees on your property. All these are done to preserve the aesthetics of the place.
4) In some jurisdiction these regulations are used to plan how the government and other authorities provide services to the populace. For example, in times of electricity shortage the electricity company can manage the load by providing electricity to commercial and industrial districts in the mornings and afternoons and to residential districts in the evenings and nights.
In Lagos State, the Lagos State Urban And Regional Planning And Development , Law regulates property development in the state.
Section 99 of the Lagos State Urban and Regional Planning and Development Law Cap. U2, Laws of Lagos State of Nigeria 2015, authorises the commissioner for town planning and urban development to make regulations for property developments in the state.
It is the same in all sensible jurisdictions around the world. I remember when Arsenal wanted to build the Emirates Stadium and they had to wait for planning permission from Islington Council.
delpee: The sound proofing rule and specified noise levels has always been there. People don't comply. Some have been closed severally, yet the situation remains the same once reopened. It's a terrible experience having a sleepless night after the day's gruelling stress.
It even goes beyond that. You cannot set up any such establishment without planning permission. It is illegal.
obi58 has written so much crap on this thread in an effort to be negative. There are building regulations in Lagos and you know when you get a piece of land whether it is residential or commercial. It is illegal to convert a residential piece of land to a commercial business. The people that did the conversion know this. The government must enforce the law and no whataboutism can change that.
The government is not arbitrarily removing buildings because it feels like. Those businesses are illegally situated
naptu2: I think this is a really good opportunity to look at things from the other side.
Lagos State environmental agencies have been in the news recently because they've been carrying out regulatory enforcement. We've heard stories about places that have been shut or demolished, we've heard the side of the owners of those places and we've heard the side of the government. There is one side that has been missing in all of these.
You see, in most cases the government doesn't just go to shut down or demolish these premises. In most cases government action is as a result of complaints from members of the public. Complaints like the one below.
And just as the owners of the shut or demolished properties are not happy with government, many of the complainants are also not happy with government.
As has often been said, government doesn't just go to demolish or seal places. They usually do this only after a lot of warnings have been ignored. Those warnings are also a problem for the complainant. I'll give you some examples.
The government recently demolished some structures that were built on the Ikota canal and it is still going to demolish more structures. It was proven that the government has issued several warnings to the owners of those properties since 2019.
I told you that I saw tweets by someone that was complaining about those structures. He said that they had also warned the owners of the structures many times. He said that they experience flooding in their area because the owners had blocked the canal. He tweeted before and after pictures of the area.
Now imagine that you are that complainant above and you have complained to the government since 2019 and nothing has been done because the government was warning the owners and giving them time to voluntarily remove their structures. Imagine that you have been suffering the floods every year, but government has done nothing about your complaints, how would you feel?
I remember when the former head of LASEPA gave details of their processes. He said that they don't just shut places down for noise pollution. They first advise them, that is, tell them what the problem is and how they can solve it, then they come back later to monitor the situation (or the complainant can complain again), then they issue a first warning if the situation is still the same, then a second warning and then they seal off the property.
Some Nigerians have no patience for that.
I was advising someone to contact LASEPA a few years ago, when another person butted in and said that LASEPA doesn't do anything. He said that they are only there to collect money for regulations.
Yet I know many people that have had their problems solved satisfactorily by LASEPA. I guessed that the guy had a complaint and didn't have the patience to follow through and I was right.
A very good example is that girl that reported a church. She made a tweet thread about it and I converted it into a Nairaland thread. She didn't just report the church once. She reported them and they started praying against her, then she reported them several more times and they eventually had to change the location of their vigil because LASEPA was on their case.
This is a screenshot of someone reporting an abbatoir. He was responding to a tweet by a government official about the fact that the market management at Alaba Rago organised a cleanup campaign after seeing what has happened to other markets in Lagos.
naptu2: What you are asking for already exists both at the federal and state levels.
Unfortunately I'm in transit at the moment, so I'm going to compose this post entirely from my memory, but I'll provide more information when I get to my destination.
The law that created the Nigerian Environmental Safety Regulatory Agency (NESREA) empowers it to set noise limits. Individuals and organisations must comply with this limit or they will be made to pay fines for every day that they contravene the regulation and they can also be jailed. Unfortunately I can't remember what the limit is.
In Lagos State, LASEPA has set a limit of 55 decibels during the day and 45 decibels at night. I watched an episode of Sunrise Daily (between 2005 and 2009) in which the then commissioner of environment, Dr Muiz Banire talked about noise pollution.
He said that he tested the generator in his home and discovered that he was contravening the law and he had to get it soundproofed. He said that citizens could complain to LASEPA and LASEPA would initially issue a warning to the defaulter to reduce the noise being emitted. Then they will conduct inspections to see if their warning is being complied with and lastly, they will seal the property if the problem continues.
I've posted a long list of example of action taken against churches, mosques, bars, factories, hotels etc. and ways in which you can contact LASEPA. I'll search for them when I get to my destination or you can use the Nairaland search bar and type " Naptu2 Lasepa "
naptu2: The Lagos State Government has held several meetings with religious leaders, club owners, etc. over the past 22 years to educate them about Lagos State laws on noise pollution and to tell them what they can do in order to comply with the law.
● Churches have been advised to remove external speakers and the big churches with powerful internal speakers have been advised to soundproof their halls.
● Nightclubs, bars and other such entertainment venues have been advised to soundproof their halls.
● Mosques have been advised not to use external speakers during prayers.
etc.
In recent times the traffic law enforcement agencies have also had issues with nightclubs that hold special events at Christmastime, but do not have enough parking space for their patrons and they end up parking on the road and obstructing traffic. The government has advised them to provide adequate parking space for their patrons.
naptu2: Lasepa has taken action against lots of churches, mosques, music stores, hotels, bars and factories that have been engaged in noise pollution and there are many nairaland threads about those incidents, so I'll encourage you to complain, because the system works.
Tunde Ajayi is the general manager of the Lagos State Environmental Protection Agency (LASEPA).
Tunde Ajayi @thetundeajayi
Lagos State Government has given 30-day final notice to owners/occupiers of residential buildings illegally converted to churches, mosques, clubhouses, lounges, and bars across the state without approval for change of use, to revert to the original use of the structure.
The notice is a sequel to the distortion of the masterplan of Lagos State, especially residential areas, by some people who in gross disregard to the regulatory provisions of the law turned residential areas into clubhouses and worship centres thereby constituting a nuisance to the environment.
The removal notice became imperative following security concerns of citizens and repeated complaints of non-adherence to safety and security guidelines issued to the club owners.
ANY owner of buildings in residential areas that have been converted to churches, mosques, clubs, bars or lounges without the requisite approvals should evict such occupants before the expiration of the 30 days’ final notice as the state will not give further notice of sealing but outright removal of such non-conforming buildings at the cost of the owners. @LasepaOfficial
MayowaTallguy: This story is not storying o After the incident and 50 went back in the studio and dish Many Men Here is what he said related to the Shooting
In the Bible, it says what goes around, comes around Hommo shot me, three weeks later he got shot down Now it's clear that I'm here for a real reason 'Cause he got hit like I got hit, but he ain't fuckin' breathin'
Now do the maths guys,the mob boss get arrested by the fbi not even 3 weeks more like 3 months not even related to 50s. Make una no Scatter my head biko.
Hahahahahaha
Don't tell me that you think that Kenneth "Supreme" McGriff would personally go and shoot 50 Cent? 🤣
Do you know what "put a hit on him" means.
Go and find out about someone called Daryl "Hommo" Baum and his relationship with Kenneth McGriff.
Go and find out about the feud between 50 Cent vs The Supreme Team and the Gottis.
Super Eagles to face Messi: Argentina confirms Nigeria friendly for March in China
Tosin Abayomi • 04:05 - 30.01.2024
Argentina confirms Nigeria friendly for March in China as the Super Eagles revive rivalry with Messi.
The next two matches for the Argentina national team will be against the two African countries.
The social media accounts of Argentina made announcements about the games.
The selection of two African teams was motivated by the lack of a formidable European opponent or a location with advantageous logistics.
The Argentine football team will play two African opponents during the friendly window in March when it travels to China, the AFA announced on Monday, following an agreement with a Chinese corporation.
The Albiceleste's two longtime allies, Nigeria and Ivory Coast, will put them to the test as they get ready to defend their continental crown in the US.
During their tour of China, Argentina will play Nigeria at the Olympics Sports Center stadium in Hangzhou.
Due to their strong leg, African adversaries are frequently physically demanding and Argentina tries to avoid them.
Super Eagles and Argentina history
It will be the tenth high-level match between Nigeria and the Argentine national team, with the latter leading the former in the FIFA rankings at 42.
In particular, their five World Cup meetings have resulted in victories for the Albiceleste (2-1 in 1994, 1-0 in 2002, 1-0 in 2010, 3-2 in 2014, and 2-1 in 2018).
The other win came in a friendly match in 2011 when Argentina won 3-1 in Dhaka, Bangladesh.
The only ever draw was in the King Fahd Cup (0-0) in 1995; the other two losses were in friendlies, with the most recent one occurring in Abuja in 2011 and from 2-4 at Krasonar, Russia, in 2017.
Politics › Re: LASG To Remove Residential Buildings Converted To Worship Centres & Clubs by naptu2(op): 11:36am On Jan 31, 2024
