“The Federal Government is considering the demolition of approximately 30 unauthorized settlements and slums, as well as more than 6,000 illegal structures within the Federal Capital Territory (FCT), Abuja. This action is part of a strategy aimed at restoring the integrity of the capital’s master plan.
Upon resuming office, the Minister of the Federal Capital Territory, Nyesom Wike, declared that all illicit structures disrupting the Abuja master plan would be razed to the ground. He emphasized that even if these unauthorized buildings belonged to ministers or ambassadors, they would not be spared.
Among the areas potentially affected by the urban renewal initiative are Apo Mechanic Village, Byanzhin, Dawaki, Dei Dei, Durumi, Dutse, Garki, Garki Village, Gishiri, Gwagwalape, Idu, Jabi, Kado Village, Karmo, Karshi, Karu, Katampe, Ketti Village, Kpaduma, Kabusa, Kpana Village, Kubwa, Lokogoma, Lugbe, Mabushi, Mpape, Nyanya, and Piya Kasa.
Furthermore, individuals who acquired land from Abuja indigenes may face the risk of losing their investments, as the FCT Administration views them as having obtained land through illegitimate means.
Approximately 6,000 structures that could be affected by the restoration efforts include abandoned buildings that have been in violation of the building code for an extended period.
A 2022 report from the Federal Capital Territory Administration highlighted that at least 6,000 abandoned residences could potentially face demolition or land title revocation. However, this number might rise since it doesn’t encompass the count of unauthorized homes or slums within the FCT, as confirmed by FCTA officials who spoke with one of our correspondents on Monday.”
Speaking in a telephone interview on Monday, the FCTA Department of Development Control Director, Muktar Galadima, stated that a new survey might have to be conducted to evaluate the current realities.
He mentioned, “We will need to revisit the field to verify that count, as some of these properties have been completed since we provided that estimate. We intend to schedule a new survey. Up until February 2022, we had identified 6,000 abandoned homes.”
Unveiling his aspirations to both journalists and FCT Administration officials after being inaugurated, along with 44 other ministers, at the Presidential Villa’s banquet hall in Abuja, the FCT Minister also conveyed his intention to revoke land allocations that had remained undeveloped for an extended duration.
The former governor of Rivers State cautioned that structures deviating from the Abuja Master Plan, including those constructed on green areas, would face demolition, asserting his readiness to take assertive action.
In response to queries about whether his proposed demolitions might stem from a desire for revenge against those he perceives as adversaries, Wike simply pledged to ensure rigorous enforcement of the law against those who contravened it, regardless of their societal status or position.
He further cautioned that plots of land that had been left undeveloped for extended periods, or for which ground rents had not been settled, would be subject to revocation and reallocation to individuals willing to complete construction within a concise timeframe.
Wike’s agenda
Wike asserted, “It’s regrettable, but all those who have been tampering with the Abuja master plan will face consequences. If you have constructed in areas not designated for development, your structures will be dismantled. This applies to ministers, ambassadors, and anyone who has violated these guidelines. If you’ve encroached upon green spaces, your constructions must be removed. Our parks and greenery will be reinstated. Disregarding green areas is tantamount to disregarding your own well-being.”
Continuing, the former governor added, “Furthermore, individuals who were granted Certificates of Occupancy (C of O) or allocated land but have failed to develop or are using them for speculative purposes will have their allocations revoked. We will reclaim the land and allocate it to those who commit to timely development.”
The minister clarified his stance on ground rent defaulters, stating that he wouldn’t need to issue a notice before revoking their land.
He cautioned, “Those who have neglected to pay ground rent are breaching their agreement. I won’t need to send a request for payment. So, whether you are a national figure, a bank owner, or anyone else, non-payment of ground rent will not be tolerated.”
He continued, “And those who have allowed their old houses to turn into havens for criminals – those uncompleted structures that have been standing for 15 years, now taken over by criminals – the government will reclaim them. Those unfinished structures that mar the cityscape, particularly in Maitama, Asokoro, and Wuse, all these areas, I will reclaim them.”
In addressing speculations of potential party sanctions for accepting the ministerial nomination, Wike explained that all 36 state governors received a request from President Bola Tinubu to nominate individuals for appointments. He communicated with party leaders before accepting the nomination and holds written correspondence confirming their approval.
Wike pledged to rejuvenate the FCT transportation sector by reintroducing mass transit buses and regulating motorcycles within the city center.
He underscored that his administration would work to develop the outer regions of the city, reduce congestion in the city center, and promote development in the communities on the outskirts of the capital.
In response to the proposed demolition, residents expressed concerns about the minister’s stance, urging caution and compassion during these challenging economic times.
A Kubwa resident, Tola Anya-Nuga, explained that while no one supports property demolition, there might be justification for removing structures in certain areas, such as those located on canals or under high-tension wires.
“Wike’s statement couldn’t have come at a more inopportune time; his speech was disheartening and could potentially raise stress levels. The country is already in a state of tension, with soaring living costs. Both Wike and the federal government should provide some relief for the less privileged. Discussing demolitions on his first day in office wasn’t a suitable choice.”
Another local resident, Abayomi Samuel, expressed concern about the country’s ongoing challenges and suggested that the government should seek ways to handle the planned demolitions more considerately. Samuel remarked, “Whatever Wike intends by restoring the Abuja Master Plan or demolishing properties, it should align with the public’s wishes. I could never endorse actions that go against the people’s will.”
Abuja residents panic
“If Wike is talking about the illegal structures in metropolitan places in Abuja, the government should see how it can manage the situation especially if land-owners or house-owners got their certificates from FCDA and others.
“But when we talk about satellite towns and villages like Jikwoyi, Kubwa, etc, what does Wike want to demolish? People are struggling day and night.”
A Kuje resident, and commercial motorcyclist, who simply identified himself as Michael, said though he did not have a house that could be demolished, he hoped that the Wike-led FCT administration would not revoke his land, which he bought from Abuja indigenes.
He said, “I haven’t started building, I just bought land for keeps from an indigene. I didn’t buy from the FCTA, I bought from the indigenes, and it is not every land or house from indigenes that will be revoked or demolished.
“There are some places that have been revoked. So, if they have been revoked, they would likely not touch those places. But for mine, it hasn’t been revoked, I just bought it and I’m trusting God that it is safe.”
Alhaji Kassim said the demolition would make life more difficult for the poor, adding that the government should first create an avenue for the survival of those whose houses may be demolished.
“Instead of looking for where to develop, Wike is looking for where to demolish. We have so many places that are not developed, let him do it first. And then, let them create a place where they can push people to.
“Even, if they want to demolish, if truly the government wants to work well, first create an avenue where they (people) can survive, then you can make a correction; if truly you are for correction,’’ he admonished.
A Kabusa resident, Chinedu Nwachukuwu noted, “Being his first day in office, the minister should have said things that would make residents glad to have him, rather than issuing threats. People living in Abuja are citizens of Nigeria, and their dignity needs to be respected by the government.’’
Stephen Aghedo, who also lives in Kabusa, warned, “This isn’t Rivers State where Wike ruled with impunity during his time as governor. This is the FCT, and he needs to be careful with his utterances and actions.”
Ade Ogundiran, a resident of Dogongada, said, “We only hope that the minister would do everything within the ambit of the law and not take irrational decisions that’ll affect residents and impede the development of the FCT.
“Mr Wike is known for talking too much, however, he should remember that there are people who bought their lands through the proper channels, and destroying properties built on such lands is illegal.
But Juliet Ndichie expressed concern regarding the deteriorating status of the Federal Capital Territory as a modern city.
According to her, the rise in various criminal activities turning Abuja into a haven for wrongdoers has raised concerns for the safety of its residents.
Ndichie, who resides in Dawaki, urged the new administration to address the crime issue and prioritize the city’s security.
Martha Ibrahim, a resident of Lugbe, voiced her approval for Wike’s initiative to restore the master plan, asserting that it serves the best interests of the inhabitants.
Expressing her perspective, Fatima Farouq stated, “If Wike adheres to the FCT Masterplan, it will ultimately contribute to the city’s growth and development. Although it might appear challenging now, the long-term benefits will be evident.”
She continued, “Abuja didn’t used to be like this, and the haphazard construction practices are spiraling out of control. If we don’t act carefully, it might become unmanageable, which would reflect poorly on our nation.”
The Treasurer of the Nigerian Institute of Building, Lagos Chapter, Philips Ayotunde, endorsed the effort to cleanse the FCT but cautioned against a biased application of the law and the targeting of opposition party members.
He commented, “The crucial question revolves around whether the approach will be unbiased, given the typical tendencies in Nigeria. Politicians often pursue their political adversaries. If they could only uphold fairness, justice, and transparency.”
He further supported the removal of structures encroaching upon green spaces and those lacking proper approvals. However, he urged for the process to be impartial and not singling out certain individuals or groups.
“When you apply the law on those you are seeing as political rivals and the same law is exempted on your favourites, it would not result in fairness.”
Meanwhile, the Chairman of the Nigerian Institution of Estate Surveyors and Valuer, Lagos State Chapter, Gbenga Ismail, lauded the move of the new minister, noting that buildings that complied with the master plan must be exempted.
He said, “Master plan is the beginning of everything and it is very important for a thriving state. However, the demolition must be applied to buildings not approved from the start. If in compliance with the master plan, it would be difficult to demolish.
“In addition, if there is an existing approval to build, then they have been permitted by law to have been in compliance. Once a builder is in compliance with the master plan, and they still go ahead to demolish it, then the owner has a case and can go ahead and take legal actions.”
A former President of the Association of Town Planning Consultants of Nigeria, Moses Ogunleye, said it was a good drive.
“It is in line with the implementation of town planning policies, and adherence to the Masterplan is the foundation. We have beautiful plans in the country but we do not adhere to them, hence this is a good move if it would not be watered down by political influences. The FCT minister should go by his words,’’ he declared.
However, the Executive Secretary, Association of Housing Corporation of Nigeria, Toye Eniola, said beyond demolitions, there was a need to thoroughly investigate all those involved in the illegality.
He said, “If the demolition (exercise) was based on doing the right things and correcting anomalies that jeopardise the master plan and put the entire city or community in danger, l will surely be in support.
“I will never support illegality and building on a green area is the height of indiscipline which must not be condoned. Nigeria is where we are today because of the indiscipline which started at the highest level of governance which invariably extended to the governed.’’
“It would not be enough to pull down those houses but everyone involved in masterminding the illegal construction in government circles from approval processes to supervision must be brought to book,’’ he recommended.
The President, the Nigerian Institute of Town Planners, Nathaniel Atebije, observed there may be more illegal houses than legal homes due to the high number of land grabbers and poor number of building approvals granted annually.
He noted that the growing number of illegal houses and slums was worrisome, adding that a carrot-and-stick approach has to be employed to address the dire situation in the FCT.
He stated, “If you look at houses along airport road, all those massive developments are illegal, including those that look like an organised estate. I am sure quite a good number of them have no approvals because they were built by some land grabbers.
“There are illegal organised developments and there are illegal unorganised developments which is possibly why there may be more illegal houses than legal ones. In places like Chika, Durumi, Jabi, Garki and other settlements along the airport road, slums are still expanding and it is better to evaluate how those areas can be integrated, give them a facelift so they can fit into modern living rather than demolition.
“All over the axis of Abuja, there are illegal developments and the reason is that the government has not been able to adequately take care of the needs of the people. Illegal houses have continued to multiply because the government has not demonstrated a serious political will to resolve this issue. But with the new minister, a concrete solution will be designed by the government.”
On his part, the Chairman of the Abuja chapter of the Real Estate Developers Association of Nigeria, Emmanuel Osilama, stated it would be inhumane to demolish houses without adequate compensation and consideration of the current economic situation, adding that alternative arrangements should be provided before demolitions could take place.
He also advised the FCT minister to commence a review of the Abuja master plan to deal with rural-urban migration and surge in population.
He said, “The truth is the FCT is truly looking dirty, but for slums to go, he may have to pay compensation because the provision of the law doesn’t allow them to move without compensation unless they are illegal slums. There are villages that are indigenous slums.
“I am sure the minister will be properly advised. He is just coming on board and will be properly advised. In the face of the current economic situation, it is not wise to just demolish houses without proper consideration and compensation because criminality will increase and everyone’s lives will be at risk. Alternative arrangements must be provided before any demolition is done.’’
