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Delivering Decent Low-cost Housing – The DNA Option
By Engr Fidel Ogar
After food, shelter is the next vital physical need of man and woman too. So this places a huge concern on all concerned more so government. I wish to clarify that at this point I will be using the terms housing and shelter interchangeably in the course of this write up.
A Calculated Pause (to ponder)
I am not trying to reinvent the wheel here but to highlight some little unique facts – some special angle to construction. To enable us step into this new desired mental environment, I humbly wish to suggest that we must have to discard some technical/mental baggage at this threshold so as to free ourselves from the tyranny of the familiar construction tradition we inherited and even created.
In fact, to effectively learn anything from this session or environment, we must unlearn lots of things (technical mindset renewal). We must challenge and even smash some norms and stereotypes to free ourselves. This unlearning will definitely throw up a lot of disruption (mentally/physically) and will present an unfamiliar learning curve to especially the field/site personnel.
The mindset renewal effort will include (a) A willingness to set aside certain entrenched ideas about construction of buildings especially low-cost housing (b) A readiness to adapt to new ideas that will surely create disruptions (of unlearning) in order to imbibe (learn) the other approaches (c) Synergy is key but synergy is not group-thinking just as group-thinking is not synergizing. We must have to place fewer premiums on group-thinking – which is when everybody in a group (team) cluster around a single thought (approach or option) without a variety of views or energies. It is very much like pouring water through the narrow end of a funnel as against the wider end.
This last item (c) is particularly vital in peculiar environments.
In continuation, let me itemize this discussion as follows:
THE PROBLEM – Residential shelter deficit:- at this point, it is expedient to define our specific concern in the course of this discussion. This is because we have shelter needs for various purposes namely:-
Shelter for human habitation – residential purposes for families etc
Shelter for human activities – teaching, offices, halls etc
Shelter for storage – warehouse/stores/hangers etc
THE SOLUTION(s) – Decent low-cost/quick-build/mass housing etc
A Decent low-cost- in the sense that it must provide and satisfy above minimum commensurate creature comfort within the enclosure and the external works/features
- Quick-build- in the sense that the waiting time (agony time) for the recipients of the intervention is reduce significantly. Response is crucial.
- Mass housing – to the extent that it brings significant relief to more people per intervention while also considering the demands of shared facilities and space for human interaction etc.
STRATEGY – This means what should be done to get the practical solution in place. Every situation or problems – like organisms – have their basic component that defines it and can be altered or modified to achieve a preferred result. Let us call it DNA. The problem under scrutiny indeed has a DNA and is the crux of the matter.
The ‘D’ stands for the DESIGN of the shelter. A whole lot, in construction, rise and fall on design – be it cost, comfort, speed of construction, maintenance, aesthetics etc. The need for synergy between the design personnel and the site/construction personnel at this cannot be over emphasized. This gives birth to the concept of BUILDABILITY which makes or mars the final impact of the project. It is huge.
The ‘N’ – stands for NATURALITY available construction materials which affect cost of transportation of preferred materials, importation and even the familiarity of the local/available labour with such materials. Imported materials, at times, require the sourcing of ‘specialist’ skills complete with camping facilities while the project lasts. Add to all these, the costly and time consuming double-handling of materials over difficult terrains and long distances. What you are looking for in “sokoto” might just be in your “shokoto” (pocket) – the saying goes.
The ‘A’ stands for ALTERNATIVE construction approaches, this demand for large dose of technical /mental-renewal from the design and construction team
TACTICS – this means how to do it, taking into consideration all the aforementioned points among other details while still keeping an eye on the strategy.
A comprehensive knowledge and application of the requirements of alternative construction approach is the ultimate matrix in the whole enterprise (of low-cost housing delivery) At this point (of tactics), some other accompanying factors are already considered as “given”
Namely:- Finance and Land (site). We must then be guided by the natural sequences of activities in the course of initiating a housing project, be it high-brow or low-cost. They are:
Design (concept) of the project – call it Model.
Method of Construction – call it Mode.
Cost implication(s) – call it BOQ
Land/finance etc (considered to be a “given” component in this discussion). The quantity and Quality of the housing effort (project) will be affected largely by items (A) and (B) above.
So, interplay, even a balancing between Model and Mode is the whole essence of this challenge considering the fact construction/method alone accounts for approximately 50 to 60 per cent of the available funds. Land which is considered a given in this discussion accounts for approximately 25 to 30 per cent in the open market depending on location.
I must clarify that the terms “construction/method above stands for – construction materials with each item approximately sharing the fund (50-60%) equally (50% of 50-60%). Note also that the percentage stated above are not sacrosanct but in real project situation deviate slightly around the figure stated above.
The cost and construction time involved in the principal elements of roof-walls and foundation is significant and therein lies the gains of a well-honed tactics and when these gains are aggregated, the result is a significant cost benefit. These benefits can be ploughed back into the project/budget to deliver extra units of housing. Speed of construction (quick-build) is a collateral bonus because some of the time consuming construction operational/elements on site are bye-passed as a result of applying the alternative construction approaches (tactics).
Practically, building construction is about design, materials and construction method, so to cut meaningful overall cost, we must re-jig the heavy cost items such as construction mode, materials etc. This discussion is, obviously, inherently technical, so a practical attention to the site actively is a must to enable us access the innovations therein. This definitely is an opportunity to explore for collateral benefits. For the purpose of practical illustration, we will examine a handful of options viz:-
Cross wall or box frame (storey) building with open plan to be partitioned, enclosed as preferred based on future change of use among other considerations.
Differential foundation in substructure for stand-alone or terraced buildings
The examination (by sketch) of a couple of elements of existing construction details from the roof, walls and foundation should suffice for the purpose of practical/theory.
In conclusion, I would consider it a success if we can all take home the following maxim…”do not be overly conformed but be transformed by the renewing of your mind.”
….Ogar, a former Chief Building Engineer, Cross River State Ministry of Works, Lands and Housing writes from Abuja.
News
Dogara Celebrates Baba Jang at 82, Hails Him as a Visionary Statesman
Former Speaker of the House of Representatives and Chairman, Board of Trustees of the National Credit Guarantee Company Limited (NCGC), Rt. Hon. Yakubu Dogara, has joined Nigerians in celebrating Former Governor Jonah Jang, fondly called Baba Jang, as he clocks 82 years.
In a glowing tribute, Dogara described Baba Jang as a visionary leader whose life and service remain a beacon of hope for generations. He noted that Jang’s tenure as Governor of Plateau State was marked by courage, foresight, and an unwavering commitment to peace, unity, and development.
“Baba Jang’s life is a testimony of service and sacrifice. He invested in infrastructure, strengthened institutions, and worked tirelessly to foster unity in Plateau State. His leadership was never about personal gain but about building lasting foundations for progress,” Dogara said.
He further emphasized that Jang’s integrity, resilience, and mentorship have shaped leaders across Nigeria, adding that his legacy continues to inspire beyond the boundaries of Plateau State.
“As he celebrates 82 years, we honor him not just for the offices he has held, but for the enduring impact he has made on countless lives. Baba Jang remains a statesman, a father figure, and a model of quality leadership,” Dogara added.
The tribute underscores Baba Jang’s enduring influence in Nigerian politics and governance, highlighting his role as a leader whose footprints on the sands of time cannot be erased.
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Civil Society Coalition Raises Alarm Over Nigeria’s Maritime Boundaries, Oil Wells Allocation
A coalition of Civil Society Organizations (CSOs), maritime experts and policy advocates has raised serious concerns over Nigeria’s maritime boundary management and the allocation of offshore oil wells, calling for urgent intervention by the Federal Government.
The concerns were presented on Thursday in Abuja during a civil society roundtable where the coalition leader, Dr. Gabriel Nwambu, addressed stakeholders and unveiled the communiqué issued after a recent verification mission to Nigeria’s offshore maritime corridor bordering Cameroon and Equatorial Guinea.
The communiqué followed a technical fact-finding and verification exercise conducted at sea on February 28, 2026, focusing on Nigeria’s offshore hydrocarbon blocks OML 114, OML 115 and OML 123 as well as the maritime boundary areas involving Nigeria, Cameroon and Equatorial Guinea.
Dr. Nwambu explained that the mission involved maritime governance stakeholders, mapping professionals and public policy experts who undertook physical observation of the maritime corridor, technical mapping verification and consultations with relevant authorities.
According to the coalition, the mission sought to independently verify the status of Nigeria’s maritime boundaries, offshore hydrocarbon entitlements and the implications of administrative and regulatory decisions affecting the Cross River maritime corridor.
ICJ Judgment Clarified
Presenting the findings, the coalition noted that the 2002 judgment of the International Court of Justice (ICJ) between Nigeria and Cameroon ceded only specific settlements in the southern Bakassi Peninsula — Atabong, Akwabana and Archibong Town — to Cameroon.
The coalition stressed that several areas often assumed to have been ceded were not included in the ruling.
“The Cross River Estuary and the western Bakassi peninsular islands of Dayspring I and II, Abana and Kwa Island were not ceded under the ICJ judgment,” the communiqué stated.
The group further emphasized that Nigeria still maintains maritime boundary continuity between the Cross River Estuary and the Akwayefe River Estuary based on the ICJ cartographic evidence and the physical geography of the region.
Dr. Nwambu also clarified that the Cross River Estuary remains Nigeria’s natural maritime gateway to the Atlantic Ocean and provides Cross River State with direct offshore access.
Questions Over Boundary Management
A major concern raised by the coalition relates to the actions of the National Boundary Commission (NBC) in implementing the Offshore/Onshore Dichotomy Abrogation Act using what it described as a temporary implementation map.
According to the communiqué, the baseline drawn from Tom Shot into the Cross River Estuary effectively closed the estuary’s mouth to the sea, thereby rendering Cross River State non-littoral.
The coalition warned that this development raises serious constitutional, economic and national security concerns.
It further criticized the NBC for failing to demarcate the Nigeria–Cameroon maritime boundary more than two decades after the ICJ ruling, stating that continued reliance on the temporary map could jeopardize Nigeria’s territorial integrity.
The report also alleged that the situation has effectively resulted in the ceding of about 780 hectares of maritime waters within the Cross River Estuary toward the Akwayefe River Estuary to Cameroon.
Oil Wells and Revenue Concerns
Beyond boundary issues, the civil society coalition raised alarm over oil revenue allocation and the management of transboundary oil fields.
According to the findings, the failure of relevant institutions to brief the President on key inter-agency reports could prevent Nigeria from exploiting 49 identified transboundary oil wells located within OML 114 in the Cross River Estuary.
The coalition also raised concerns over alleged financial irregularities relating to the Ekanga and Zafiro transboundary oil fields jointly developed by Nigeria and Equatorial Guinea.
It alleged that more than ₦33 billion may have been approved from the Federation Account in favour of Akwa Ibom State without clear presidential authorization.
The group further questioned whether revenues from the Ekanga and Zafiro fields — estimated at over $8 billion — had been properly remitted into the Federation Account.
Call for Presidential Intervention
To address the concerns, the coalition recommended several urgent measures, including a presidential review of the 2024 and 2025 inter-agency oil verification reports affecting Cross River and Akwa Ibom states.
It also called for the proper demarcation of the Nigeria–Cameroon maritime boundary in line with the ICJ judgment and the establishment of a Presidential Special Investigation Panel to probe the alleged loss of Nigerian maritime waters.
Other recommendations include a forensic audit of revenues from the Ekanga and Zafiro oil fields, investigation into the alleged ₦33 billion payment approvals, and diplomatic engagement with Cameroon to develop transboundary reservoir agreements.
The coalition also urged the Federal Government to restore and recognize Cross River State’s littoral status based on the geographic and legal status of the Cross River Estuary.
National Security Implications
In its concluding remarks, the coalition warned that the issues uncovered during the verification mission have far-reaching implications for Nigeria’s territorial integrity, maritime sovereignty, national security and oil revenue accountability.
Dr. Nwambu called on the President to treat the matter with urgency, stressing that transparent management of maritime boundaries and offshore resources remains critical to Nigeria’s economic stability and geopolitical standing.
The communiqué was jointly signed by representatives of the coalition of civil society organizations, maritime policy experts, technical observers and economic governance accountability groups.
News
Nigerian Youth Storm National Assembly Demands Access to Present Dishonourable Award to Senator
Nigerian Youth under the leadership of Empowerment for Unemployed Youth Initiative (EUYI) on Tuesday stormed the National Assembly to present Senator Olajide Ipinsagba with the Most Dishonourable Senator of the year award.
EUYI previously threatened to present the Senator with the award, citing a plethora infractions and unwholesome dealings especially with his legislative aids and associates.
The group urged the Senate President to grant them access to the hallowed chambers to make the presentation as wake up call to other public servants.
Addressing the press at the National Assembly complex, Comrade Danesi Momoh Prince disclosed that they had gathered as early as 7 am at the National Assembly gate only to discover that the Senate is not sitting and that the embattled Senator was absent despite prior information.
“We’re angry that Senator Olajide Ipinsagba has refused to show up and collect his award for his dishonourable conduct especially as it pertains the exploitation and underemployment of Nigeria youth under his office
“How can a Senator be paying his legislative aid 30,000 naira when the national minimum wage is 70,000 Naira? Is he the only one that needs money? Is it not wickedness to treat unemployed Nigerian youth like that?”, he queried.
The group vowed to go ahead and present the award to the Senator in person, be it in the Senate Chambers or his house. We shall however not give the award to anybody but the senator due to the “seriousness of his offense”
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