CASE STUDY: OWORONSHOKI

PRESENTED BY STUDENTS OF THE DEPARTMENT OF ESTATE MANAGEMENT, UNIVERSITY OF LAGOS

DECEMBER 2014

INTRODUCTION

Harnedez Desoto in his Mystery of Capital; states that, “Capitalism greatest triumph is in the hour of crisis ”. The major aim of this business case is to establish the feasibility and viability of carrying out the much needed intervention in Oworo community. We will show that economic gains can be achieved for both residents and investors in various aspects of this regeneration exercise and also show that social gains can be made and at the same time, provide reasonable solutions for social resistance and other such deterrents to investment in this community.We also went ahead to classify Oworo into

Oworo TownOworo Slum

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

ADOPTED REGENERATION TOOLS

ASSET BASED COMMUNITY DEVELOPMENT

LAND POOLING

LAND SWAPPING

STAKE HOLDERS

RESIDENTS

INSTITUTIONS & ORGANIZATIONS

INVESTORS

NGOS

GOVERNMENT

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

ASSET BASED COMMUNITY DEVELOPMENT

Asset-Based Development genuinely empowerscitizens and strengthens government and agencyeffectiveness by drawing on local residents’resources, abilities, and insights to solve theirown problems or at least be a major player in theprocess.As mentioned earlier, the ABCD needs to becombined with other regeneration tools. Weutilized the Needs Approach and identified thevarious infrastructure needs and rehabilitationworks that are pressing.

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

IMPORTANT ASSETS IN THE COMMUNITY THAT CAN CONTRIBUTE TO THE PROCESS

The youth can be a major contributor of labour needed in the process.

Community sand extractors can supply sand at cheaper prices as the cost of freight is reduced.

Mobility and securing of site equipment and machinery can be achieved by association leaders.

Folabi medical centre can offer medical care to all site workers among others.

The taxi driver association can provide emergency vehicle for the police among others.

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

NEED ASSESSMENT

OWORO TOWN OWORO SLUM

CONSTRUCTION OF ALTERNATIVE ACCESS ROAD

IMPROVING SECURITY

ADEQUATE ELECTRICITY

COMMUNITY PRIMARY/SECONDARY SCHOOL

COMPLETE URBAN REGENERATION

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

The first phase is the construction of aferry port at the lagoon end of the Owororoad.

Feasible since there is currently a Lagosstate water board authority facilitylocated at the spot which can beupgraded to a standard port and serve asa means of moving people and goods outof the community to the island and otherport areas like Apapa and Ikorodu.

This project can be handled via the PPP(public private partnership) where thegovernment develops the port and grantoperational licenses to private investorswho would provide the ferries.

The second phase is to standardize thelink to the Iyana-oworo express by carwash bus stop.

Can also be by PPP

OUR PROPOSAL FOR ALTERNATIVE ACCESS ROAD

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

BENEFITS

GOVERNMENTINVESTORS

Tag fees for transportation.

Generate income through advertisement and branding

Offer VIP and chatter services

Provide ferries that can carry private cars over water.

Social responsibility

Recoup capital by imposing betterment rates on the community upon visible growth of the community.

More control of the fishing activities of fishermen in a bid to reduce exploitation and illegal bunkering

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

MECHANISM FOR IMOROVING SECURITYEstablishing recognized Vigilante groups:

Made up of local and capable community residents who will liaise with the Nigeria Police, OworonshokiDivision to ensure a peaceful environment.

The vigilante’s group salary can be sponsored by residents and car owners in the community. Theirequipment, clothing and other resources can be funded by private investors who would benefit bybranding these items for advertisement purposes.

Provision of streetlights through innovative means.

Encourage more people to walk at night which would increase informal surveillance.Increase community pride and cohesiveness, leading to a greater willingness to intervene in crime andreport it.

Streetlights can also be private sector funded as they can generate income through branding andadvertisement.

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

OWORO SLUM PROPOSAL

In the case of Oworo slum, a complete Urban renewal is to be carried out and it would involve thecombination of two techniques which are Land pooling and Land swap.

LAND POOLING

Land pooling is a technique whereby government encourages people to submit their land for urban renewaland after the process, revert a smaller portion of but higher priced land to them back.

LAND SWAP

The land swap policy on the other hand is a novel initiative in Nigeria which was first adopted by the FCTminister, Senator Bala Mohammed in Abuja. It involves the granting of lands (especially reserved virgin areas)to competent real estate developers who will in turn provide agreed infrastructures in the area. The policy isintended to cost the government little or no expenses if efficiently employed.

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

RECOMMENDATION

From our above description of what Land pooling and land swapping is, one would see that the two are notmutually exclusive. The people of Oworo slum have to first agree to submit their land to the government. Thegovernment can then agree with private investors to fund the regeneration exercise in exchange for a certainportion of the land and everyone is happy at the end of the day. Asides the obvious roads, housing, drainages,and others which ought to be provided, below is a peculiar infrastructure we propose for Oworo slum:

Fishing processing factory

2 nos 50 (2) bedroom high rise to service former land owners

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

BENEFITS

GOVERNMENTINVESTORS

Availability of land which can be used for other investments.

Proximity to water body which would increase the viability of any proposed project.

Provision of relatively cheap labour and raw materials; e.g. Sharp sand, local labour and other community resources.

Advertisement and branding.

Fulfilment of social responsibility of increasing populace welfare

Increased value of properties can generate revenue through property taxes

Opportunity cost of the supposed urban generation fund can be diverted to other sectors of the economy

Boost national productivity through job creation.

COMMUNITY

Water body can act as alternative access way, boosting accessibility.

Increased value of land which translates to increased revenue.

Increase in their per capita income among others.

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.

SUMMARY AND CONCLUSION

As stated in the introduction of this section, the process of complete urban regeneration must be done withthe aim of:

Harnessing available potential Land assembly Self-finance and Protection of social capita

It can be concluded from the survey that the people of Oworo possess latent talent and skills, which ifignited, channeled, and utilized properly could bring the much needed development into the community.We have been able to establish a business case for an urban regeneration exercise through these skills (i.eutilizing the asset based community development approach) that is feasible and viable. We have showedthat economic gains can be achieved for both residents and investors in various aspects of this regenerationexercise and also show that social gains can be made and at the same time, we have provided reasonablesolutions for social resistance and other such deterrents to investment in this community.We hope that this business case will be favorably considered.

Presented on December 2014 by Students of the department of estate management, UNILAG during the course of ESM 552 program in the department.