The land provided for the development of Wuye General Hospital have been preserved for a very long time since the commencement of development in the District, more than 30 years ago. This was not only out of respect for the Master Plan proposal, but also the importance of health services to the City residents.Because of the efficiency of the inbuilt mechanism for checkmating dishonesties in the lands allocation procedures, violations, specifically concerning such special plots never succeeded, even if there were such maneuvers in the URP and Lands Department.
After allocation, the developer must submit building plans for approval which shall be vetted and satisfied that the proposal and design are in line with the land use plan and the purpose clause on the allocation matches the approved land use as per the Abuja Master Plan recommendation. If it doesn’t, the Development Control Department has the power to reject the submission and stop any development on the site.
But, for this development, there is no any sign of any development control activity, like stop work and quit notices, and marking on any of the walls, or any other form of enforcement notice. What it means is thatthere must be the unseen hands of the powers at the highest level of the authority, which has the capability of overriding all the institutions in charge of regulating lands and managing developments in the Capital City.
The capability is not because of rights or vested statutory powers, but due to excessive power abuse.Obviously, the rules, guidelines and standards were jettisoned, as a result of superior orders to grant the developer a building plan approval for the ongoing development on the site.
The land was occupied by Fulani nomads as the original inhabitants. They were there even before the advent of the FCT. Therefore they are entitled to official resettlement, just as other citizens and communities. How were the Fulani inhabitants expelled from the land? Is it by formal resettlement by the authority, relocation or informal financial inducement? And by who? The sign board with the name of the developer on the land presently reads Full Moon Estate Developers Ltd, with the project tittle as residential development, plot number, file number and building plans approval date.
What were the criteria and guidelines used for granting the approval? Who are the Directors or owners of the Company, and what was the procedure and which operational instrument were used by the Lands Administration to make the allocation in view of the approved land use requirement for the land? All the above questions are begging for credible answers. Because this land is not ordinary it concerns the health and survival of the Federal Capital City residents.
The Abuja Master Plan has not yet been reviewed.Even if reviewed, there are many standards that can never be changed. The review must involve all the concerned and necessary stakeholders. They includenon-governmental organizations and professional bodies. The neighbours and the Wuye Community where the project is located would obviously be the most critical, since they are going to be the primary beneficiaries.
Because the FCT Act that empowered the production of the Master plan is a legal document, the National Assembly as the legislative arm must also be involved. That was how the Abuja Master plan was produced. There is no way anybody can cut corners. The process is very elaborate and can never be undertaken in secrecy, or by simple fiat between the Director of Lands, URP Department and the FCTMinister. That is a layman’s insinuation.
Sometimes around the year 2000 a similar attempt was made at Utako District. That was the period whichI was the Site Officer of the District in theDevelopment Control Department. It was my responsibility to write a site inspection report on all developments submitted, seeking for Building plans approval within the District. The first and most important prerequisite is to ensure that the purpose clause on the allocation is in line with the land use of the plot. No matter the beauty of the design if there is land use violation it will be automatically rejected.
Within the period, we received a submission for the development of a Petrol Filling Station on a land earmarked for the Utako District General Hospital. What stopped and ultimately cancelled the violation was the observation as the site officer, a Principal Town Planning Officer on Grade Level 12. It made the higher officers up to the Director and ultimately the FCT Administration to cancel the Petrol Filling Station and maintain the Hospital as planned. The site was immediately fenced by the Administration, and subsequently the project implementation commenced. It is now at an advanced stage.
Unfortunately that power which we exercised in thus days, have now been eroded. Not because the policy and procedure has changed, but because the head that should ensure the lower officers live up to their responsibilities with due diligence, is itself rotten.
The only reason why building plans approval would be granted for contrary development to commence on such well-regarded, prominent and esteemed site, due to its recognition as site meant for a General Hospital, or enforcement notices would not be issued on the development, would be orders from the top. When the violations comes from the top, we can imagine how disgusting a system can be.
To be continued.
