By Muiz Banire SAN
I shall dwell more on this under capacity building. In this regard, there is no doubt that building technology is dynamic. There is the need for the officials, including those in charge of processing approvals, to keep pace with the development in the real estate sector.
From time to time, training of the officials must be scheduled. How many of them are conversant with the technicalities involved in the construction of high-rise buildings with the latest technology in the sector? How many have, in the recent past, been exposed to latest equipment in the real estate arena? This equally applies to the equipment required for effective supervision, ranging from mobile equipment to other office ones. All these have no financial implication for the government as they are costs that could be absorbed by the potential developer, particularly those involved in the construction of budlings of three floors and above. Insurance of properties during and post-construction has never been taken seriously in the country, though mandated by the law.
This is another device that could be used to validate integrity of buildings. While ordinarily it would be thought that insurance bothers on post-eventuality, it is not that correct. There is no construction that is insured that will not attract additional supervision by the professionals under the auspices of the insurance company. Once it is insured, the insurance companies engage built professionals that supervise the developments on their behalf. This is another layer of monitoring and supervision that will guarantee compliance with all the essentials. This must be enforced going forward by the Safety Commission and any other relevant body. Of importance again and where no attention is paid, are areas involving the grant of provisional permits and condonation. These are terms or concepts coined by ‘smart’ town planners. Provisional approvals, albeit illegal in my view, are often granted by the agency responsible for approvals, according to the officials, pending the perfection of documentation.
The rational, I am told, is to meet the revenue target of the Agency stemming from the bottlenecks and hiccups associated with the documentation and perfection of title instruments. It is usually granted for the period of eighteen months, long enough to complete some buildings but challenging for most huge real estate developments. Due to this constraint, most commercial developments are built in a haste, overriding most of the safety issues. Compromises of the building protocols feature largely in such developments subject of provisional approvals. That explains why in a lot of situations, such buildings do not endure. Evidence of cracks and other associated integrity issues are visible on them by the time of completion. In most of the instances that such provisional approvals are even granted, recourse is never made to the development again, either by way of ultimate perfection of the approval issued or auditing of the building in terms of compliance and structural integrity. This practice continues to, therefore, constitute a danger to the society.
To. Therefore, prevent future collapse of the buildings built in this circumstance, it is suggested that all such buildings constructed under provisional approvals must be audited to verify not only the existence of valid approval but the integrity of such buildings. All other buildings under such provisional approvals and still under construction must be stopped forthwith with directive to perfect approvals or face the consequence of non-compliance.
Lastly in this regard, the practice of granting provisional approvals must be abolished immediately. Whatever be the rationale behind the introduction must be addressed. If it is title issue, let a one-stop shop be created for the processing of all approvals. This is no rocket science as it is practicable in all ramifications. All relevant agencies involved in the processing of the approvals must share common platforms where all are done speedily. It must be constantly borne in mind that life is more sacred than revenue. No amount of money can revive a lost life. The government must therefore not place premium on revenue above life. Another aberration is condonation. This is used to validate and legalize illegality.
The interesting thing is that in most instances, officials of government encourage such illegal construction with the advice that condonation be sought after. They actively promote the act. Again, this must stop forthwith. Buildings must be constructed from inception to completion in full compliance with the approvals. As a rider to the above, it is incumbent that going forward, there must be inter-agency collaboration in the initiation, processing, approval, supervision and monitoring of developments. This is the way to guarantee speed, efficiency and quality of developments. Compliance and enforcement is another critical area of interest. Compliance with approval is a must. A situation where approvals are granted for something but another thing is erected must stop. This is very rampant in the State.
