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COMMITTEE’S
FINAL DRAFT
OJODU ESTATE RESIDENTS ASSOCIATION (OERA)
REGULATIONS FOR GOVERNANCE OF THE ESTATE
Preamble:
For residents of any community to live in peace and harmony, there must be adequate
respect for individual privacy, security and an atmosphere of least inconveniences
faced by individual residents and their families.
It must provide a home fit for living, for movement within the estate and for
movement out of the estate or into the estate and some amount of recreation for
relaxation.
For residents of Ojodu Estate to enjoy the level of privacy, security, peace and beauty
and continue to sustain these attributes which have assisted in its current satisfactory
liveablity standard and reasonable rental value certain measures will have to be put
in place.
When the estate was originally designed, it provided for among other things a school,
a public open space (POS) and other uses including neighbourhood shopping
facilities. The school site has given way to residential plots, so also the neighbourhood
shopping facilities. We should commend the efforts of our predecessors/leaders who
stood their ground to ensure that the P.O.S was preserved and prevented from being
sold out as residential plots. Otherwise today, Ojodu Estate would have been
completely a dormitory.
We have in recent times witnessed series of change of use from residential of selfcontained houses into multiple family units, construction of shops within airspaces or
setbacks to houses, indiscriminate parking of vehicles on the roads, the need to
enhance security in the estate in the face of current security challenges in our country
(armed robberies, boko-haram, kidnapping etc). If adequate and prompt care is not
taken, Ojodu Estate will lose its treasured values.
Uncontrolled physical developments, change of use non-challant attitude of some
residents to pay their annual maintenance dues when due, access control, vehicular
traffic and parking have been identified as the dominant factors threatening the good
level of liveability in the Estate.
This is why the Committee to help draft regulations to govern the Estate was set up
nearly three months ago.
The Committee met several times and came up with the following sub tittles:
i.
Change of Use
ii.
Redevelopment and Reconstruction
iii.
Parking of Vehicles
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1.0
1.1
1.2
1.3
1.4
1.5
1.6
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2.1
2.2
2.3
2.4
2.5
iv.
Security/Estate Gate Control
v.
Environmental Sanitation/Beautification
vi.
Landlords/Management Surveyors responsibilities to the Estate
vii.
Annual Estate Maintenance Levies
viii.
General
CHANGE OF USE
Change of use of existing building(s) and/or redevelopment for change of use,
is prohibited for purposes that would: pull crowd, generate high human or
vehicular traffic, cause noise pollution, traffic congestion, creating parking
problems and/or constitute a nuisance to the residents of the Estate
Accordingly use of buildings for the following purposes are prohibited:
Hospitals, Schools, Hotels or Restaurants, Places of worship, Shopping Mall,
Office Block, Sale and/or storage of explosives and combustible materials, etc.
For existing buildings not already in use as a warehouse, change of use into a
warehouse is prohibited. Existing warehouses must ensure that they do not in
anyway constitute a nuisance to residents.
Existing buildings which are not block of flats, redevelopment as flats
exceeding 3 (three) flats, or to accommodate more than 3 family units per plot
of 650 square metres, is prohibited.
Residents intending to convert a portion of their building shall seek and obtain
the Association’s approval before commencing the conversion exercise. Such
application shall be submitted through the OERA Exco who will present same
before the General House for consideration of approval.
The intendments of any major alteration on existing structure
recommendations shall not be for letting in part or in whole for purposes other
than residential.
PHYSICAL
DEVELOPMENTS
(RECONSTRUCTION
AND
REDEVELOPMENT)
All physical developments (including reconstruction and redevelopment of
existing buildings) shall conform to the operative Town Planning laws and
regulations in Lagos State in terms density, site coverage, height, airspaces and
setbacks.
Residents intending to convert a portion of their building to commercial or any
other use other than residential shall seek and obtain the Association’s
approval via EXCO before commencing construction/alternation work.
All developers intending to carry out construction/alternation works within
the Estate shall be required to register with the Association before commencing
work.
Permitted conversions (for residents converting a portion of their residences to
offices) shall affect only a maximum of 30% of the coverage of the existing
property.
To prevent the Estate from degenerating into a high density community,
further residential developments shall not exceed a maximum of 3 (three)
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2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
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3.1
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3.4
3.5
family units per plot of 650 square metres with adequate parking spacdes
within the premises. i.e. within the curtilage of the property.
The height of new developments shall not exceed a maximum of 2 (two) Floors
including the ground floor, for any plot within the Estate.
All construction works within the Estate must be such that shall not adversely
affect the existing infrastructure of the Estate or constitute a nuisance to
residents.
Any item of infrastructure disturbed or damaged (Roads, drains, lighting poles
and/or electricity supply lines etc) as a result of construction works by any
developer, shall be satisfactorily made good by the developer at his own cost.
In the alternative the estimated cost of repairs/replacement will be made
available to the developer by EXCO and funds for it collected from the
developer.
All construction works within the Estate are to be limited to the hours of 8.00am
to 6.00pm daily, Mondays to Saturdays only.
No construction worker is allowed to sleep at the construction site for security
reasons.
In special cases where workers have to sleep on construction sites, full bio-data
of such workers must be submitted to Exco Chairman of OERA and such
request duly approved in writing. The Vice-Chairman of OERA who is in
charge of security should also be aware of such application when approved.
The Estate roads are not to be used for storage of broken down vehicles.
Any vehicle continuously parked for more than 7 days (1week) on one sport
within the Estate shall be deemed abandoned and such vehicle shall be towed
to be police station.
No unregistered vehicle shall be allowed to remain parked on the Estate roads
for more 72 hours (3 days) after the owner(s) MUST have been duly identified.
Any vehicle parked in violation of the parking rules shall be clamped and
appropriate penalties paid before the vehicle shall be unclamped. In the
alternative such vehicles will be towed to the police station.
ENTRANCE GATE CONTROL (ESTATE ACCESS CONTROL)
The main gate of the Estate shall be opened daily from 5.00am to 12.00midnight
Residents who may have to return to the Estate after 12.00 midnight, or who
may have to leave the Estate before 5.00am, shall so notify the Chairman of
OERA ahead of time to get his clearance. He will duly inform the security men
at the Gate.
All visitors coming into the Estate shall be registered at the gate before being
allowed entry.
Hawkers of food and other household goods within the Estate are prohibited.
Only the recognized newspaper vendour is the only one so far allowed to hawk
his papers within the Estate and this between 7.30am and 9.00am daily.
All the security men on the Estate must wear the approved uniform all the time
whenever they are on duty.
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4.0
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ENVIRONMENTAL SANITATION AND BEAUTIFICATION
All premises must have functional road side drain or drains
Residents shall ensure that they keep their individual premises clean.
Disposal of refuse on the road and or in the drains is prohibited
Refuse must be stored in appropriate collection bins wrapped with plastic
containers and disposed off regularly to avoid a pile-up, eyesore and nuisance
Residents who beautify their frontages with hedges and or soft landscaping
shall ensure that such are well maintained from time to time.
Cooking on our streets and closes is prohibited
Killing of rams and fouls on our streets and closes is prohibited
Closure of roads/closes for social gatherings is prohibited
Defication/Urinating in our drains within the Estate is prohibited.
MANAGEMENT SURVEYORS AND LANDLORD’S RESPONSIBILITY
All Management Surveyors of properties in the Estate are to be registered with
the Association for easy identification.
Landlords and Management Surveyors are expected to carry out proper and
due diligence checks on prospective tenants in order to ensure that people of
integrity and good character are accepted as tenants or occupiers of their
houses.
Landlords and Management Surveyors are expected to bring the byelaws/regulations of the Association to the knowledge of prospective tenants or
occupiers of their properties before they move into the Estate.
All landlords and Management Surveyors must duly inform all prospective
tenants of their obligations and the responsibilities of the tenants to OERA
PARKING OF VEHICLES: PROVISIONS AND RESTRICTIONS
Every building within the Estate is to have adequate parking spaces.
All residents are expected to park their vehicles within their premises
Sofola street and Estate Drive are NO PARKING ZONES at all times
Residents may park along the closes if the parking spaces in their premises are
inadequate. Parking on the closes shall however be on one side only.
Double parking is prohibited
No vehicle shall be parked less than 6 metres, i.e. 20 feet, to the junction of any
close to the main street. This is to allow for visibility of vehicle drivers and
reasonable turning radius for oncoming cars entering into or going out of the
close.
The Estate roads are not to be used for storage of broken down vehicles. Vehicle
continuously parked for more than 7 days (1week) shall be towed to the police
station.
No unregistered vehicles shall be allowed to remain parked on the Estate roads
for more than 72 hours (3days) after the owner(s) have been duly identified
Vehicles parked in violation of the parking rules shall be clamped and
appropriate penalties paid before the vehicles shall be unclamped failing which
such vehicles will be towed to the police station.
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7.0
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8.1
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9.1
GENERAL
Social Gathering
All social gatherings within the estate:
Shall be well organized with provision of extra toilet facilities, security details,
traffic control, refuse collection and post party clean-up, etc, to ensure
satisfactory environmental sanitation, security and eliminate traffic chaos.
Must not constitute nuisance to residents
Shall end by 10.00pm latest to allow visitors adequate time to exit before closure
of the main gate.
Learner drivers are not permitted within the Estate
Where social gatherings are held in individual premises, care must be taken to
ensure that such parties do not constitute a nuisance to neighbours especially
with regards to traffic, parking, noise pollution etc. such parties must also end
latest by 10.00pm.
Ancillary Staff of Residents:
All ancillary staff (drivers, stewards, maids, security staff, etc) of every family
in the estate shall be duly registered with the Chairman of the Association with
their respective passport photographs and bio-data provided.
DOGS ON THE ESTATE
Owning dogs is not prohibited within the Estate but owners are to ensure that
their dogs are under strict control. When being given a walkout, they must be
led by a letch.
Dogs must be prevented by their owners from deficating on our streets, closes
and drains.
All owners of dogs within the Estate must ensure that they (the dogs) being
given prompt and timely and appropriate vetinary (medical) attention all the
time. They (the owners) should be prepared to show evidence of these on
demand by officers of EXCO. This is to ensure that the owners do consider the
welfare and safety of residents of the Estate.
OTHER RECOMMENDATIONS
Additional Sources of Revenue Generation
To cope with the increasing cost of maintenance of infrastructure, security
maintenance of law and order etc, the Committee recommends an upward
review of existing tariffs due per household but this was left for EXCO to
consider.
Also, EXCO should make concerted efforts to collect all outstanding
maintenance dues without delay.
9.2
Redevelopment of the Open Field
1. The Committee observed that social interaction among residents is poor and
noted that improved interaction is key to fostering love and unity within the
Estate. The Committee identified the Estate playground as a suitable platform
for promoting interaction among residents but noted that in it’s present
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condition, the playground is not equipped as a centre for promoting interaction
among residents. It does not possess sufficient facilities for a befitting
communal centre for the Estate.
2. The Committee therefore proposed that part of the open field be developed by
incorporating the existing kitchenette in our design of a modern restaurant and
indoor games room to address the above and also that advantage be taken of
this communal centre development project as a platform to raise funds for the
Association through the residents, their friends and political office holders
representing our zone.
3. Special social gatherings should be arranged from time to time by the Estate
Director of Socials. These include but not limited to Valentine Night,
Independence Anniversary Eve, and End of the year Party. Residents shall be
called upon to donate generously to such occasions.
9.3
Maintenance/Replacement of Electric Poles and Overhead Cables in the
Estate
 To facilitate distribution of electricity within the estate, maintenance of
electric poles and overhead cables (including replacement whenever and
where necessary) shall be undertaken by the Association, in view of the
fact that failure of electric poles/cables at a location could have widespread
effects and to redress the existing dichotomy whereby the Association
maintains poles and overhead cables along the Estate drive and Sofola
street only, whilst residents in the closes cater for such that are in the
frontage of their respective buildings. The cost of such is to be borne from
the Annual maintenance dues paid by residents.
9.4
Payment of Annual Maintenance Dues by Residents
1. All residents shall pay the prescribed annual maintenance dues of the Estate
2. Dues become due for payment by 1st day of January every year. Notices for
payment shall be sent out by middle of December every year.
3. The 1st reminder will be sent 15th of January in the new year while the 2nd
reminder will go out between 1st of March.
4. Enforcement steps will begin by 1st of April to 30th June during which gate
mounting can be considered. From 1st of July to 30th of September
outstanding dues and debtors list will be displayed at strategic points
within the Estate and by the Estate gate. Permits for visitors will also be
strictly enforced from 1st of July.
5. Special levies may be made as the need arises from time to time and as may
be determined by EXCO and approved by the General House. Thereafter
residents shall be obliged to pay such levies.
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Aims, Goal & Objectives of these Regulations
The Committee noted the fact that the Estate made up of very responsible and
disciplined residents would want to retain and maintain (if possible improve) the
current standard of liveability, security, beauty, the relative peace, and the reasonable
rental value enjoyed by the residents and sustain the level of infrastructure
development now existing on the Estate all of which were by communal efforts and
therefore has recommended putting in place these regulations that it (the committee)
hopes will be of benefit to all.
When accepted, all the accepted provisions will then be put in legal terms to facilitate
enforcement.
Members of the Committee
1. Tpl. Remi Makinde (Chairman)
2. Rev. Femi Asiwaju
3. Mr. Charles Eda – Secretary
4. Barrister A. A. Osara
5. Mr. Gabriel Owope.
6. Dr. Mrs. Omotayo (even though was away in UK most of the time but sent us
her useful contributions (and suggestions) to the committee).
We thank you for giving us an opportunity to serve you. We wish you well.
Tpl. ‘Remi Makinde
Chairman
Charles Eda
Secretary
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