| 1. Introduction | | | | control of emissions and waste. All these will create a |
| The process of urban population growth can be | | | | difficulties in making decision as a lot of home will be |
| explained in term of natural increase in population, | | | | affected and eventually render a lot of people |
| rural-urban migration and city annexation into | | | | homeless. |
| surrounding rural areas. Urban city or mega city within | | | | |
| a country has been a victim of any urbanization | | | | 1. |
| because they offer number of competitive | | | | The larger the size and scale of a project, the |
| advantages such as higher wages, education, health | | | | greater the chance that it will adversely affect the |
| care, and social cultural attractions, that all result in a | | | | environment as stated in CEM paper 3001. This is |
| better quality of life for the poorest members of the | | | | very true if one relate to example of energy city |
| society as mentioned by Bronwen (2006). | | | | being proposed at Badagry in Lagos. The decision of |
| As much as the opportunities offered by these urban | | | | the Government on the road expansion scheme and |
| cities, they simultaneously present urban | | | | to construct a light rail mass transit from Lagos |
| management challenges such as housing shortages, | | | | Mainland to Badagry will be a good economic of scale |
| inadequate infrastructures, poor urban quality of life | | | | to reduce the impact of transportation traffic on that |
| etc. | | | | axis. The expressway connecting mainland to |
| In foregoing discussion references will be made to | | | | Badagry is a busy road with a lot of traffic jam there |
| Nigeria as one of the most populous country in | | | | by hindering economic activities in that area. |
| Africa, and most of these challenges and implication it | | | | |
| poses for real estate professionals will be analyzed. | | | | 1. Environmental safeguard |
| | | | | Land reclamation on most part of Lagos Island has |
| 2. Concept of Urbanization | | | | been described as likely source of tsunami and |
| Urbanization as described by Agboola (2006) is a | | | | flood for people on Victoria Island; the area is prone |
| global phenomenon and is a process of special | | | | to flood as a result of split over from the Atlantic. |
| concentrations of urban populations that is premised | | | | Also the land reclamation on lagoon can also cause |
| on some basic push and pulls factors called urban | | | | flooding on southern part of Ikorodu. All these |
| transformation forces. Agboola classified these | | | | activities are a serious challenge for environmental |
| factors into three major processes namely natural | | | | professional. |
| increase in population, rural-urban migration and city | | | | |
| annexation into the surrounding of rural areas. | | | | 1. The Tools Available for the Environmental |
| Most mega cities of the world are experiencing | | | | Profession |
| population explosion and this is due to the reason | | | | This can be linked to public policy instrument which |
| that urban cities offer a number of competitive | | | | Vendung (1998) defined as the set of techniques by |
| advantages such as higher wages, education, health | | | | which governmental authorities wield their power in |
| care and social and cultural attractions; all which give | | | | attempting to ensure support and effect or prevent |
| an improved quality of life for resident and economic | | | | social change .He classified these instrument into four |
| growth for countries. | | | | categories |
| Unemployment, dependency relationship, low income | | | | 1. Regulation |
| level and inadequate infrastructure on the other hand | | | | 2. Public ownership and management |
| are common characteristic of rural area and the | | | | 3. Incentives |
| proportional increase in the population of urban | | | | 4. Informational or educational campaigns. |
| dwellers is largely due to transformational forces of | | | | |
| rural-urban migration. | | | | 1. Regulation of vehicles and transport facilities |
| Nigeria for example is urbanizing at an astonishing | | | | Number of vehicles in the street can be reduced and |
| pace with a population of 88.5million as at 1991 and | | | | regulated, if the government provide effective mass |
| by 2006, the population rise to 140million according to | | | | transit buses; light rail mass transit, light rail mass |
| provisional result by National Population Commission | | | | transit to conveying people from home to their place |
| Showing an increase of 60% within 16years.The | | | | of work. It has been suggested that if government |
| country is among those with highest urban growth | | | | construct a metro line from Lagos to Ibadan, people |
| rate in the world due to migration from the rural to | | | | can be working in Lagos and residing in Ibadan |
| urban area as reported by the FGN (2003). | | | | thereby reduce congestion in Lagos. |
| Lagos, the former capital of the country is peculiar | | | | |
| with this urban population. The city is growing in size | | | | 1. Public ownership of land through compulsory or |
| by more than 10 percent per year, which will make it | | | | negotiated acquisitions. |
| the third largest city in the World by 2020 according | | | | Land acquisition can be used to serve multiple goals |
| to DFID (2005) and currently its population stood at | | | | and play a significant role in managing urban growth. |
| 18million. The city is Nigeria's financial, commercial and | | | | Such acquisition can be used for roads, sewers, |
| industrial nerve centre with over 2000 manufacturing | | | | water lines, rail lines. An example is land use Act of |
| industries and over 200 financial institutions. | | | | 1978. This law gives power to the state government |
| According to Fashola (2008) Lagos city alone harbor | | | | to compulsorily acquire land within their area of |
| above 60 percent of the Nigeria's total industrial | | | | jurisdiction for development in the overall interest of |
| investment, it accounts for more than 40% of all | | | | the people. It also provide for the payment of |
| labour emoluments paid in the country. | | | | compensation for the existing development on |
| Fashola further said that statistics put the number of | | | | acquired land. This is what the Lagos state |
| people per square kilometer in the city of Lagos or | | | | government employed for the construction of ring |
| 18:150 with a land area of 738 square kilometers and | | | | road from Apapa Warf to link Lagos Ibadan |
| a population of well 18million. This was compared with | | | | expressway. |
| Mexico City's land area of 2072 square kilometers | | | | |
| with 8400 people per square kilometer and New | | | | 1. Regulated approach |
| York's population of 17,800,000 and its land area of | | | | Legislation controls over the use and development of |
| 8,683 square kilometer and 2050 people per square | | | | land. This can be done through establishing |
| kilometer. | | | | environmental regulation for development of master |
| With this analysis, it is quite clear that city of Lagos | | | | plan. |
| has attained a mega city and a lot of challenges will | | | | 1. This control on the use and development of land as |
| be faced by the Real Estate professional in managing | | | | exist under the town and country planning systems |
| the menace associating with this over population city. | | | | 2. Strengthening the administrative management of |
| | | | | environmental protection and strictly implement the |
| 3 Problem Associated with Managing Urban Growth | | | | environmental |
| Urban cities are host to colossal urban management | | | | 3. Controls on the treatment of waste and disposal |
| challenges and these mostly affect the developing | | | | 4. Controls on noise could be put in place to reduce |
| countries. | | | | the level of noise from operations and activities |
| Lagos city is congested and as a result its affect | | | | within construction site; traffic on highways. |
| social infrastructure such as | | | | |
| 1. Housing | | | | 1. Use of Market Mechanism |
| 2. Water and sewer | | | | Market mechanism can be used to provide clear price |
| 3. Transportation | | | | signals about the cost of using or jeopardizing |
| 4. Infrastructure Facilities | | | | environmental resources. Approaches to the use of |
| 5. Pollution | | | | market mechanism can be from the following |
| | | | | 1. Changes to recover administrative costs |
| 1. The implications which real estate professionals are | | | | 2. Changes to finance pollution control measures |
| faced with urban change management | | | | 3. Changes on producers to reflect environmental |
| The pace and complexity of urban change such that | | | | cost |
| environmental professional are faced with challenges | | | | |
| of managing the urban change. This cannot be done | | | | 1. The Use of Environmental Impact Assessment |
| with isolated action of Town planning officer alone. It | | | | (EIA) |
| requires synergy and collaborations from all | | | | EIA is a valuable tools use to evaluate the impact |
| professional stakeholders, ranges from Architect, | | | | of new development on the environment as stated |
| Engineer, Surveyors, Estate surveyors, Land | | | | in CEM (2006) paper 2766. |
| surveyors etc. | | | | It is an assessment of the possible impact- positive |
| The collaboration in this stage according to William | | | | or negative- that a proposed project may have on |
| (2000) requires more than information exchange, or | | | | the natural environment. The purpose is to ensure |
| even collective decision making, it involves | | | | and guide the decision make on whether to proceed |
| partnerships, mutual trust and undertaking ,it must be | | | | on a particular project or not. |
| seen as a principles that needs conscious practice to | | | | |
| optimize resources and actions, forming a basis for | | | | 1. Informational or Educational campaigns |
| mutual support , and avoiding duplication gap and | | | | Information as a public policy instrument according to |
| conflict. | | | | Vendung (1998), covers government directed |
| Against the background of change mentioned earlier, | | | | attempts at influencing people through transfer of |
| the implication environmental professional are likely | | | | knowledge, communicator of reasoned argument, |
| face with could be viewed from the following | | | | and moral suasion in order to achieve a policy result. |
| perceptive: | | | | In Nigeria, establishing an Environmental |
| | | | | education and Community Involvement Programme is |
| Many factors such as commercial viability, proximity | | | | enhances through many public agency such as |
| to lagoon, center of business distinct are always | | | | Federal Environmental Planning Agency (FEPA), Kick |
| taking into consideration in locating a development. | | | | against Indiscipline (KAI) in |
| Some of these locations might be unsuitable or | | | | Nigeria. |
| special foundation design depending on the type of | | | | |
| soil. It may be a made up land may need removal of | | | | |
| debus first. The area may be prior to flooding. This | | | | References |
| will require Government and environment professional | | | | |
| attention and put in place adequate control and | | | | College of Estate management (CEM) (2005), |
| regulation. | | | | Managing Urban Change, paper 3001 |
| Many cases of collapsed building in Lagos were as a | | | | |
| result of lack of adequate control on the part of | | | | College of Estate management (CEM) (2002), |
| Government and negligence of professional in carrying | | | | Protecting the Environment, paper 2766 |
| out their duties other reasons are | | | | Bronwen (2006), Urban Management Challenges in |
| 1. Boycotting the professionals | | | | Mega Cities: A survey of Catastrophic Events in the |
| 2. Contractors cutting corners by using unsuitable | | | | Developing and Developed world |
| materials to make more gains | | | | |
| 3. Inadequate foundation design | | | | Agboola T. (2006). Sustainable Urbanizations and the |
| 4. Building life span or aging building. | | | | New Urban Planning: Dilemma of New Opportunities |
| 5. Layout of a site. | | | | and the Challenges for Nigeria Technocratic Planners. |
| How a development project is paid out can be | | | | A paper presented at the 2nd Postgraduate Diploma |
| important from an environmental point of view as | | | | Regular forum lecture series in the department of |
| stated in CEM paper 3001. Urbanization has resulted in | | | | Urban and Regional planning. Rufus Giwa Polytechnic, |
| many slums development without proper layout. In | | | | Owo, 3rd June 2006 |
| 1990, Lagos state Government demolished the slum | | | | |
| of Maroko as a result of the improper layout, the | | | | Federal Government of Nigeria (2006): Sustainable |
| closeness to lagoon, and the impact they have on | | | | Human Settlement Development in Nigeria: National |
| the immediate environment. Though the decision was | | | | Urban Strategies, Abuja. Federal Ministry of Housing |
| widely condemned but Maroko today is one of the | | | | and Urban Development |
| high brow area in Lagos. The present Governor of | | | | |
| the state is planning light rail mass transit route in the | | | | Department of International Development (DFID) |
| city to fight the problem of transportation as a result | | | | 2005: Nigeria by Numbers, Development Magazine, 32: |
| of teaming population. A lot of house, petrol station | | | | 8-9 |
| and industries have been built along the standard and | | | | |
| approved set back. Houses will be demolished and | | | | Fashola B. (2008). Address delivered by Governor |
| those with approved plan and adequate documents | | | | Fashola of Lagos State at the Maiden annual national |
| will be compensated while those without will not. | | | | conference on public transportation by the Lagos |
| | | | | Metropolitan area Transport (LAMATA), held at |
| 1. The control of emissions | | | | Sheraton Hotel, Ikeja 6th – 8th May 2008 |
| Emission from industrial process and from traffic are | | | | Williams R. (2000) Environmental Planning for |
| the main source of pollution in the city of Lagos | | | | Sustainable Urban Development: A paper for |
| Government is intending to scrap the popular | | | | Caribbean Water and Wastewater Association |
| transport buses called 'Molue' in Lagos and replace it | | | | delivered at 9th Annual Conference & Exhibition |
| with modern luxury buses. Also, there are measure | | | | at Chaguaramas, Trinidad, 2-6 October 2000 |
| to control vehicular emission, the age and state of | | | | |
| vehicles and discharging illegal roadsides activities. | | | | Vedung E. |
| Industries will now be paying fines and taxes for the | | | | |